________________________________________
MEMORANDUM
________________________________________
TO:
Mayor & City Council
City Administrator
FROM:
Assistant City Administrator
DATE:
February 16, 2016
RE:
Application for Chapter 353 Redevelopment
& Declaration of Blight – Fairbanks Investments L.P.
Background
Fairbanks Investments L.P. (“Fairbanks”) is located at 1411 Quebec in the Paseo
Industrial District (“PID”). Fairbanks (operated by Metro Park Warehouses) is a public
warehouse company and has owned the property in North Kansas City since 1989. In
addition they own seven warehouses in the Kansas City area, totaling approximately 2.5
million square feet.
The property consists of approximately 13 acres and has a building of 257,000 square
feet that was constructed in 1962. Fairbanks desires to demolish the existing building
and construct a new facility of approximately 350,000 square feet.
The new facility will bring into the PID a modern warehousing facility with 32 foot high
ceilings, increase the number of truck bays from 6 to 52, and increase the number of
rail doors from 3 to 10. In cooperation with BNSF, the rail spur will be repositioned on
the east side to access the rail doors. Where the existing facility may receive 8 rail cars
per week, the new facility anticipates 35 rail cars per week (1800 per year). On-site
truck maneuvering capabilities and access in and out of the facility will be improved.
The Request
To assist in undertaking these improvements, Fairbanks is seeking benefits under the
Urban Redevelopment Corporations Law, commonly referred to as Chapter 353. In
short, Fairbanks requests a 100% abatement of real property taxes for 10 years. In
addition, for those ten years they will make payments-in-lieu-of-taxes (PILOTs) in an
amount equal to their current property taxes. Therefore, no taxing jurisdiction would
receive less tax revenue than they currently do based upon current valuations.
Determination of Blight
In order to be eligible for consideration of Chapter 353 benefits, a finding of blight is
required. The statute defines what is to be considered when making a determination of
blight. Therefore the accepted practice as part of a Chapter 353 application is the
conduct of a “blight study” whereby the property and conditions are analyzed against
the requirements of the statute and a recommendation made to the City as to the
property’s eligibility for it to be determined as blighted. The blight study undertaken for
this property is included for your review.
Council Action
The applicant is on a very aggressive time line in that they have a client that would like
to move into the new facility by October of 2016. To maintain this timeline, Fairbanks
desires to begin the demolition of the existing facility this month. However, before
demolition can proceed, they must have a determination of blight to maintain eligibility
for consideration of the 353 redevelopment plan.
In consultation with legal counsel, we have determined it to be acceptable to have an
initial public hearing with respect only to a determination of blight. This public hearing
is not for the approval of the redevelopment plan. Assuming Council acceptance of this
application and a determination of blight at this meeting, it is anticipated that a public
hearing and consideration of the approval of the redevelopment plan will be scheduled
for April 5, 2016.
The applicant has put together a through application regarding the applicant’s
intentions for redevelopment and it is recommended for Council review. In addition,
the Blight Study is enclosed to assist the Council in a determination of blight in this
case. It too is very thorough. Staff supports the determination of blight.
An ordinance has been prepared for Council consideration accepting the Chapter 353
application for redevelopment and declaring the property to be blighted according to
the standards of Chapter 353.
1411 Quebec
Chapter 353 Redevelopment Plan
Blight Study
MetroPark Warehouses, Inc.
1411 Quebec Street
North Kansas City, Missouri
31 December 2015
1411 Quebec Redevelopment Area Blight Study
1411 Quebec
Chapter 353 Redevelopment Plan
Blight Study
MetroPark Warehouses, Inc.
1411 Quebec Street
North Kansas City, Missouri
31 December 2015
Table of Contents
Table of Contents
Section I:
Property Data
Introduction
Property Data
Neighborhood Data
Section II:
Blight Analysis
Blight Analysis
Section III:
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Appendix E:
Appendix F:
Appendices
Property Ownership & Legal Descriptions
Property Valuation & Taxes
Summary of Properties & Blighting Factors Present
Supporting Photographs
Supplemental Information
Certification
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1411 Quebec Redevelopment Area Blight Study
Introduction
The purpose of this analysis is to determine if the proposed 1411 Quebec Redevelopment Area
(the “Study Area”) in North Kansas City, Missouri qualifies as a “blighted area” according to
The Urban Redevelopment Corporations Law – Sections 353.010 to 353.190 RSMo. (the “Act”).
The consultant visited one property parcel within the Study Area in December 2015. The
effective date of this study is the last date of inspection, December 31, 2015.
The Study Area lies within the Paseo Industrial District and is generally bound on the north by
Bedford Avenue, Saline Street on the east and Quebec Street on the west, all in North Kansas
City, Clay County, Missouri. The Study Area is depicted in the map included on the following
pages. The Study Area encompasses one (1) parcel containing approximately thirteen (13) acres.
Definitions
The Act allows cities the ability to utilize real property tax abatement as an incentive to
encourage the redevelopment of blighted areas. Tax abatement is only available to for-profit
“Urban Redevelopment Corporations” organized pursuant to the Act. The articles of association
of Urban Redevelopment Corporations must be prepared in accordance with the general
corporations laws of Missouri and must contain certain items set forth in Section 353.030,
RSMo. of the Act. There are also special requirements for life insurance companies operating as
Urban Redevelopment Corporations (353.040 RSMo.).
Tax abatement under the Act is only extended to real property that has been found to be a
“blighted area” by the city. The provisions of Chapter 353.020, RSMo, relative to a finding of
blight are found in the following definitions:
(1) “Area”, that portion of the city which the legislative authority of such city has found
or shall find to be blighted so that the clearance, replanning, rehabilitation, or
reconstruction thereof is necessary to effectuate the purposes of this law. Any such
area may include buildings or improvements not in themselves blighted, and any real
property, whether improved or unimproved, the inclusion of which is deemed
necessary for the effective clearance, replanning, reconstruction or rehabilitation of
the area of which such buildings, improvements or real property form a part.
(353.020(1), RSMo.)
(2) “Blighted area”, that portion of the city within which the legislative authority
of such city determines that by reason of age, obsolescence, inadequate or
outmoded design or physical deterioration have become economic and social
liabilities, and that such conditions are conducive to ill health, transmission of
disease, crime, or inability to pay reasonable taxes. (353.020(2), RSMo.)
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1411 Quebec Redevelopment Area Blight Study
Real property may be property found to be blighted even though it contains improvements,
which by themselves do not constitute blight. (Maryland Plaza Redevelopment Corporation v.
Greenberg, 594S.W.2d 284 (1979)) Tax abatement may also be extended to a tract of real
property, which by itself does not meet the definition of a blighted area if such tract is necessary
to the redevelopment project and the Area on the whole constitutes a blighted area. (Parking
Systems, Inc. v. Kansas City Downtown Redevelopment Corporation, 518 S.W.2d 1191974)
Chapter 353 Redevelopment Rights
Tax Abatement
Per the Act, tax abatement is available for a period of 25 years, which begins to run when the
Urban Redevelopment Corporation takes title to the property. During the first 10 years, the
property is not subject to real property taxes except in the amount of real property taxes assessed
on the land, exclusive of improvements, during the calendar year preceding the calendar year
during which the Urban Redevelopment Corporation acquired title to the real property.
(353.110.1, RSMo.) If the property was tax exempt during such preceding calendar year, then
the county assessor is required to assess the land, exclusive of improvements, immediately after
the Urban Redevelopment Corporation takes title. During the next 15 years, the real property
may be assessed up to 50% of its true value. (353.110.2, RSMo.) This means that the city may
approve a development plan which provides full tax abatement for 25 years.
Payments in lieu of taxes (PILOTS) may be imposed on the Urban Redevelopment Corporation
by contract with the city. PILOTS are paid on an annual basis to replace all or part of the real
estate taxes which are abated. The PILOTS must be allocated to each taxing district according to
their proportionate share of ad valorem property taxes. (353.110.4, RSMo.)
Urban Redevelopment Corporations are required to maintain reserves for depreciation,
obsolescence and the payment of taxes. (353.090, RSMo.) The purpose of this requirement is to
ensure that the redevelopment does not become blighted again.
Property Acquisition
Urban Redevelopment Corporations may acquire property in its own name or in the name of
nominees by gift, grant, lease, purchase, or otherwise. (353.130, RSMo.) It may borrow funds
and secure the repayment by mortgage. (353.150, RSMo.) An Urban Redevelopment
Corporation operating pursuant to a redevelopment agreement with a municipality for a
particular redevelopment area that was executed after December 31, 2006, may exercise the
power of eminent domain within the redevelopment area in the manner provided for corporations
in Chapter 523, RSMo. or by any other applicable statutory provision for the exercise of eminent
domain.
Methodology
The purpose of this work was to analyze conditions located within the Study Area so as to
determine if it qualifies as a blighted area as defined within the Act.
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1411 Quebec Redevelopment Area Blight Study
The Blight Study includes a detailed analysis of site, building, and public improvement
deterioration. Qualifying blight conditions throughout the Study Area were identified and
analyzed to produce a chart showing blight conditions present in the Study Area.
Field investigations were conducted to document physical conditions within the categories of
blight set out in the state statute. Pertinent Geographic Information Systems (GIS) data was
obtained through Clay County and analyzed. Additional supplemental and updated information
was obtained through various reports and studies prepared or commissioned by the city and other
consultants.
The consultant visited the Study Area on December 31, 2015. The effective date of the Study is
December 31, 2015, the last date of inspection.
Previous Blight Determinations
Proposed Redevelopment Area
The proposed 1411 Quebec Redevelopment Area does not contain an existing incentive area.
The City of North Kansas City has not previously been requested to make a finding of blight for
any of the properties contained within the proposed 1411 Quebec Redevelopment Area.
Adjoining Areas
North of the 1411 Quebec Redevelopment Area and the railroad yard is the Railroad Avenue
Area, bounded by Armour Road/Missouri Highway 210 to the north, the railroad yard to the east
and south, and Interstate 35 to the west. The City has declared the 64-acre redevelopment area
blighted and owns much of the site with the exception of the existing Burger King restaurant on
Armour Road. The City approved the Armour Road Site Framework Plan in 2015 which is
intended to 1) provide a framework for development; 2) describes the fundamental planning and
design principles that will guide short and long term development; and 3) identify potential phase
one sites for prospective development partners.
On April 3, 2012, the City of North Kansas City also approved a Chapter 353 Urban
Redevelopment Corporation Plan for the southwest quadrant of Armour Road/Missouri Highway
210 and I-29/35 and generally bounded on the north by Armour Road/Missouri Highway 210, I29/35 on the east, and an extended Ozark on the west. The City found the redevelopment area to
be blighted.
Legal Description
The Study Area consists of one parcel. A specific legal description of the parcel within the Study
Area is included in Appendix A – Property Ownership & Legal Descriptions.
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1411 Quebec Redevelopment Area Blight Study
Ownership
The Study Area contains one property parcel. The parcel is identified by the Clay County
Assessor’s office and information regarding ownership, site address, and legal description is
included in Appendix A.
Boundary Map
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1411 Quebec Redevelopment Area Blight Study
PROPERTY DATA
Location & Access
The Study Area encompasses approximately thirteen acres and consists of one property parcel in
North Kansas City, Missouri in the Paseo Industrial District.
General regional access to the Study Area is excellent, with access to Interstate 35/29 via
Bedford Avenue. The BedfordAvenue/I-35/I-29 interchange is located approximately one-half
mile west of the Study Area. Interstate 35/29 is an elevated regional highway that is an
extremely important corridor through North Kansas City and restricts access by way of local
streets in and out of the Paseo Industrial District.
The Paseo Industrial District also enjoys outstanding rail access via the railroad yard that exists
immediately north of Bedford Avenue and that extends the entire width of the district.
Burlington Northern Santa Fe (BNSF) owns track and operates an intermodal facility at the yard.
Norfolk Southern also owns track within the yard.
Local access to the Study Area is primarily by way of Bedford Avenue and the street network
within the Paseo Industrial District. Bedford forms the northern boundary of the Study Area and
is the only public street that provides access to areas adjacent to the industrial district and within
North Kansas City, as well as Interstate 35/29. Other local streets that provide access to the
Study Area – Quebec Street and Saline Street – only provide access to and from the local street
network within the Paseo Industrial District.
Biking and hiking trails do not exist within or in the vicinity of the Study Area, and none are
proposed to be constructed in the future. Pedestrian access is poor as sidewalks do not exist.
The Study Area is not served with public transit.
Land Area
There is one property parcel within the Study Area. According to calculations from county GIS
maps, the Study Area contains a total of approximately thirteen acres.
Topography
The USGS topographic map that includes the Study Area indicates the topography is generally
flat.
The Study Area does not lie within a flood plain. The Study Area is protected from flooding of
the Missouri River by the North Kansas City Levee District. Overtopping or failure of the levee
is possible.
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1411 Quebec Redevelopment Area Blight Study
Easements
County records obtained by the consultant and a survey provided by the property owner did not
indicate any easements, encumbrances, or restrictions that might be detrimental to value.
Utilities
All utilities are available to the subject properties within the Study Area including water, sewers,
natural gas, and power. Electrical lines in the surrounding neighborhood are generally above
ground and unsightly.
Zoning
The existing zoning in the Study Area is M-1, “Light Industrial”. A copy of the M-1 zoning
regulations and a map are included in Appendix E.
Environmental
Environmental assessments were not conducted as part of this Study. The property owner did
commission an asbestos and household hazardous waste assessment in June 2015, the result of
which was the removal of about 310 square feet of black mastic. According to the property
owner a small amount of asbestos remains on the property in the caulking used around the
windows.
Real Estate Taxes
A five-year history of the assessed values within the Study Area is included in Appendix B.
The data in Appendix B is the Assessor’s opinion of Market Value and the resulting assessed
value for each of the properties within the Study Area. All property is supposed to be re-assessed
in odd-numbered years, except that new construction (including remodeling) can be assessed in
any year.
To determine assessed value the assessment ratio for commercial properties is 32% and for
residential properties is 19%. The real estate levy for 2015 in the Study Area is $8.3859 per $100
of assessed valuation. An additional $1.59 per $100 is assessed on commercial property only.
For 2015, the Study Area generated $836,060 in taxable assessed value, generating a total of
$83,407.85 in real estate taxes. All tax payments within the Study Area are current.
Existing Improvements
The consultant inspected the entire site within the Study Area. The total land area is
approximately thirteen acres, and is generally located immediately south of Bedford Avenue
between Quebec Street and Saline Street. The address of the one property that is located within
the Study Area is 1411 Quebec Street.
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1411 Quebec Redevelopment Area Blight Study
The Study Area consists of one masonry warehouse building constructed in 1962 that contains
approximately 257,000 square feet and within one month of the date of the inspection will be
entirely vacant. A largely unused rail spur exists on the east side of the facility along Saline
Street. Three operable rail doors exist near the northeast corner of the facility, and six operable
truck docks exist near the northwest corner of the facility. Surface parking exists on the north
and west side of the facility. Access to the property is primarily via Quebec Street through seven
curb cuts. A cold room is located on the north end of the facility. The main entrance and offices
are located along the western edge of the facility.
Site improvements are generally in fair to poor condition. Environmental contamination exists in
the form of asbestos within the window caulking.
Billboards
There are no billboards located within the Study Area.
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1411 Quebec Redevelopment Area Blight Study
Paseo Industrial District
Location & Access
The Paseo Industrial District is generally bounded by the railroad yard on the north, the Missouri
River levee on the east and south, and Interstate 35/29 on the west. The district enjoys excellent
rail access and access to the regional highway system. The area is isolated and difficult to access
from other areas of the City due to the barriers that form its boundaries.
The main entryway into the Paseo Industrial District is Bedford. Bedford also provides the only
access from the district to the “Old Industrial Area” located west of I-35/29. Access to the north
to the Armour Road Redevelopment Site is unavailable due to the rail yard, and access to the east
to Harrah’s Casino and to the south to the Missouri River is also unavailable due to the levee that
provides flood protection to the Paseo Industrial District and all of North Kansas City.
Employment
The most recent unemployment data for the Area is for the City of Kansas City, Missouri as a
whole. The following data was provided by the Mid-America Regional Council (MARC):
Civilian Labor Force – Kansas City, Missouri (Clay County part)
October 2015
Labor Force
Labor Force
Labor Force
Employed
Unemployed
68,732
66,362
2,370
Percentage
Unemployed
3.4%
Source: Mid-America Regional Council
According to the Bureau of Labor Statistics, the preliminary unemployment rate for the Kansas
City, KS/MO metropolitan area in November 2015 was 3.9%.
According to the Mid-America Regional Council, an unemployment rate of 4.0% can generally
be considered “full employment.”
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1411 Quebec Redevelopment Area Blight Study
Section II
Blight Analysis
Blight Defined
As presented in Section I, the provisions of Chapter 353.020, RSMo, relative to a finding of
blight are found in the following definitions:
(1) “Area”, that portion of the city which the legislative authority of such city has found
or shall find to be blighted so that the clearance, replanning, rehabilitation, or
reconstruction thereof is necessary to effectuate the purposes of this law. Any such
area may include buildings or improvements not in themselves blighted, and any real
property, whether improved or unimproved, the inclusion of which is deemed
necessary for the effective clearance, replanning, reconstruction or rehabilitation of
the area of which such buildings, improvements or real property form a part.
(353.020(1), RSMo.)
(2) “Blighted area”, that portion of the city within which the legislative authority
of such city determines that by reason of age, obsolescence, inadequate or
outmoded design or physical deterioration have become economic and social
liabilities, and that such conditions are conducive to ill health, transmission of
disease, crime, or inability to pay reasonable taxes. (353.020(2), RSMo.)
Several court cases provide additional direction in the consideration of blight:

The courts have determined that it is not necessary for an area to be what
commonly would be considered a “slum” in order to be blighted. Parking
Systems, Inc. v. Kansas City Downtown Redevelopment Corporation, 518
S.W.2d 11, 15 (Mo. 1974)

An otherwise viable use of a property may be considered blighted if it is an
economic underutilization of the property. Crestwood Commons
Redevelopment Corporation v. 66 Drive-In, Inc., 812 S.W.2d 903, 910
(MO.App.E.D. 1991).

It is not necessary for every property within an area designated as blighted to
conform to the blight definition. A preponderance of blight conditions is
adequate to designate an area for redevelopment. Maryland Plaza
Redevelopment Corporation v. Greenberg, 594 S.W.2d 284, 288
(MO.App.E.D. 1979).
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1411 Quebec Redevelopment Area Blight Study

The courts have determined that in order to make a finding of blight for a
defined redevelopment area, the total square footage of the area is to be
considered and not a preponderance of the individual parcels. Allright
Properties, Inc. v. Tax Increment Financing Commission of Kansas City, 240
S.W.3d 777 (MO.App.W.D. 2007).
Component 1: Obsolescence
Obsolescence takes a number of forms, including functional obsolescence, economic
obsolescence, obsolete platting, and obsolete site improvements. Functional obsolescence and
economic obsolescence are two of the most important factors when determining a property’s
value.
Functional obsolescence is a form of deprecation resulting in loss of value due to the lack of
utility or desirability inherent in the design of the property. This lack of utility or desirability
may take the form of inadequacies or super-adequacies.
Functional obsolescence is caused by a flaw in the structure, materials or design of the
improvement. It is attributable to defects within the property, as opposed to external
obsolescence, which is caused by external factors. Functional obsolescence may be curable or
incurable. Functional obsolescence can be caused by a deficiency, which means the subject
property is below standard in respect to market norms. It also can be caused by a superadequacy, which means that the subject property exceeds market norms. The only way that
functional obsolescence can be offset is to cure it (when economically feasible) or when market
norms change.
External obsolescence is a loss in value caused by factors outside the subject property. Examples
may include an oversupplied market, very expensive financing or a locational factor such as
proximity to a negative environmental influence. External obsolescence is generally incurable
on the date of the inspection, but this does not mean that it is permanent. An external
obsolescence caused by market conditions, for example, is rarely permanent as market conditions
change over time. External influences can affect both the site and improvements.
The industrial real estate market in Kansas City has been robust for the past several years, yet the
Study Area will soon see its last tenant relocate to another warehouse facility. Newly
constructed industrial properties in the Kansas City area are meeting market demands with
properties that have ample parking, loading docks, and taller ceiling heights. Food grade
warehouses, such as the property in the Study Area, have additional requirements for food safety
and security reasons, including the ability to regulate temperature and humidity to prohibit the
growth of mold and bacteria.
The Study Area exhibits functional and economic obsolescence in its current condition due to its
physical design and external market forces. The prolonged high vacancy rate of the property and
lack of economic activity within the Study Area indicates the presence of blighting conditions,
including obsolescence. As noted earlier, the Kansas City industrial real estate market has
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1411 Quebec Redevelopment Area Blight Study
experienced robust growth in the past few years resulting in a declining vacancy rate throughout
the market. The fourth quarter 2015 vacancy rate as reported by Cushman Wakefield was 7.4%.
The vacancy rate in the Study Area less than a month from the effective date of this report will
be 100%, despite terrific access to Interstate 35 and rail.
Obsolescence plays a large role in hindering redevelopment of the Study Area. Conditions that
contribute to that obsolescence include the following:
Clear Height
A building’s clear height is defined as the usable height to which a user can store its product on
racking. The figure is measured below any obstructions like joists, lights, and fire suppression
systems.
Like most industrial warehouses constructed in the 1960s and 1970s, the property at 1411
Quebec was built with a clear ceiling height of just over twenty feet. Since that time, over the
past thirty years, the industrial market has seen buildings grow taller in an effort to help highvolume tenants increase their warehouse efficiency. As a result, buildings now have clear
heights of 28- and 32-feet clear, and a number of buildings are now constructed with 36-feet
clear ceilings or higher, depending on market/tenant demand. The companies that benefit the
most are those companies currently experiencing the most growth, including internet retailers (ecommerce) and consumer goods. The annual growth in the US warehouse market for these users
has averaged about four to five points per year and is trending higher.
Raising the clear ceiling height to 36-feet over the same building footprint could increase
capacity by 10 – 25 percent, but doing so also requires other modifications to a building that are
cost prohibitive without constructing a new facility. The ability to stack product higher increases
loads on the floor due to the weight of the increased product and the racking system, as well as
the increased loads carried by larger and heavier material handling equipment. As a result a
thicker floor slab is required than what is currently in place. In addition, a typical ESFR fire
sprinkler system must be upgraded to accommodate greater water flow.
Besides having a ceiling clear height below the ceiling joist of just over twenty feet, and as
illustrated in the accompanying photographs, the ceiling clear height at 1411 Quebec is further
restricted due to the placement of mechanical and plumbing equipment located below the ceiling
joists. The last remaining tenant has been creative and has stacked product between some of
those equipment lines, but in general the placement of the building systems within the warehouse
hampers the warehouse efficiency and creates costs for an operator that are nonexistent in a
modern warehouse.
Outdated Building Systems
Original HVAC equipment to the building remains throughout the warehouse. Due to the age of
the equipment, however, repair of the system has been difficult because parts are difficult to
locate. The building owner has even resorted to buying parts on E-Bay. Over time the scarcity
of parts has led the building owner to maintain equipment in a clustered pattern farthest from the
perimeter of the building and away from the windows to maximize the effectiveness of the
system. In a food warehouse, however, where temperature and humidity control are paramount,
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1411 Quebec Redevelopment Area Blight Study
product storage is then limited to those areas where the mechanical system is maintained –
predominantly in the middle of the building. As a result the efficiency of the warehouse is
further reduced and the cost to move product increases.
Settling/Uneven Floors
Flat floors in a warehouse are critical to the efficiency and success of the operations. The floor is
the base upon which racking systems are employed and the surface on which the material
handling equipment operates.
As demonstrated in the supporting photographs in Appendix D, settling of the floor at 1411
Quebec is a widespread and recurring problem throughout the building. Evidence of the
materials handling equipment bottoming out where the floor has settled can also be seen in the
photographs. Wherever materials handling equipment is used the regularity of the floor is a
critical factor in the performance of that equipment. Uneven floors increase the risk of collision
between the equipment and racking, can cause driver fatigue and force the equipment to be
driven at lower speeds. Premature failure of welds can occur due to the stresses placed on the
equipment as it bottoms out and its electronic components can also be disrupted. Additionally,
the uneven floor slows down the materials handling equipment and causes undue wear and tear
on the vehicles.
If a floor is not level and flat, racking installation is more difficult. The racking uprights will
require shims, resulting in time-consuming and more costly installation. Excessive shimming can
also compromise the load-bearing characteristics of the shelving units as well as make them
unstable. More importantly, materials handling equipment working at high levels will be
endangered by the lean caused by the uneven floor, amplified by the height of the mast and the
speed of the equipment. Loading and unloading pallets at high bay level can be extremely
dangerous if the movement of the materials handling equipment increases the lean and begins to
swing side-to-side. The settling and deterioration of the floor at 1411 Quebec has also required
the suspension of the business in that area of the warehouse in order to fix it. In some instances
repairs have not lasted a full year before settling of the floor in the same location has occurred
again. The settling of the floor inhibits efficient operations within the warehouse and increases
costs to the operator that are nonexistent in a modern warehouse facility.
Roof Construction
The roof of any warehouse facility is critical. In conjunction with the walls it protects the stored
product from the elements and is especially critical for a food grade warehouse. In order to
provide the best protection it’s desirable to have a roof that is self-supporting. As such columns
are placed at the perimeter of the building and walls are not load-bearing. Unfortunately that is
not the case at 1411 Quebec. The roof is supported on masonry walls and as a result the system
does not allow for expansion and contraction of the roof, resulting in water intrusion. Evidence
of water leaking into the facility is evident on the perimeter walls and on the ceiling. Roof
repairs have become a recurring course of action each year as a result. The leaks are detrimental
for several reasons due to increased cost, the need to keep product away from areas where water
is leaking (typically along the perimeter and thereby reducing the efficiency of the facility), and
diminishing the ability to control temperature and humidity within the facility.
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1411 Quebec Redevelopment Area Blight Study
Docks – Number/Location
The warehouse facility at 1411 Quebec currently has six usable docks, located near the northwest
corner of the facility, and three rail doors, located near the northeast corner of the facility. The
truck docks are fully enclosed with a small staging area at the dock. Immediately east of the
staging area are four doors through which product is transported within the warehouse and
stored. Although warehouse facilities are optimally designed for the user and the amount of
product coming in and out of the facility, warehouses today are constructed with as many truck
docks and rail doors as possible to ensure flexibility and prevent obsolescence, and to operate as
efficiently as possible and as safely as possible.
The enclosed truck docks are too shallow to accommodate many of today’s trailers, resulting in
doors that stay open and defeating the purpose of unloading in a climate-controlled environment.
The ability to unload in a climate-controlled environment is critical for a food grade warehouse,
again, to prevent spoilage and the growth of mold and bacteria within the product to be stored.
The staging area is also too small and access to the warehouse is restricted, resulting in
bottlenecks within the loading area and handling equipment traveling perpendicular to the
loading/unloading traffic which is unsafe. In addition, having only six operable truck docks
results in more time to transport the product to and from the storage area within the warehouse.
More truck docks, designed correctly for safety and efficiency, would reduce travel distance and
increase efficiency within the facility.
Indoor Climate
In addition to those conditions noted above that contribute to obsolescence of the facility,
regardless of the type of product stored within the facility, conditions exist as a result of design
and deterioration that contribute specifically to the obsolescence of the facility as a food grade
warehouse. As noted earlier, the protection of stored food product from temperature, humidity,
insects/bugs, and external security threats is paramount to a food grade facility’s success. The
design of the roof, which has resulted over time in deterioration of the roof and water intrusion,
the outdated mechanical systems that are difficult to regulate and continue operating due to
scarcity of parts, and deterioration of the building and the systems within all contribute to the
inefficiencies of the subject property and its increasing inability to provide protection of the
stored food product.
Some food grade product requires a cold room for storage. In this case at 1411 Quebec the
northern portion of the facility has been converted to such a space. In an effort to try to better
regulate temperatures within the space, the operator has boarded all windows that are single-pane
and uninsulated, something that would not be required in a modern warehouse facility today.
Even with the steps taken by the operator, temperatures are difficult to regulate within the cold
room and the space has proven to be inadequate for past users. In a market and security
environment in which temperature control is significant, the subject property fails to satisfy the
market’s basic standards and requirements, thereby contributing to the facility’s obsolescence.
15
1411 Quebec Redevelopment Area Blight Study
Component 2: Inadequate or Outmoded Design
Inadequate or outmoded design is evidenced throughout the Study Area and is most commonly
related to: 1) clear ceiling height; 2) roof design; 3) outdated and poorly located building
systems; 4) inadequate number and poorly designed dock areas; 5) poor drainage; 6) poor traffic
layout and access; and 6) noncompliance with the Americans with Disabilities Act.
As noted previously the inadequate or outmoded design contributes substantially to the
obsolescence of the facility. Of the most prevalent examples of inadequate or outmoded design
noted above, poor drainage, poor traffic layout and access, and noncompliance with the
Americans with Disabilities Act have little to no impact on obsolescence of the facility and will
be discussed in further detail below.
Poor Drainage
The site investigation took place several days after snow had fallen in the Kansas City
metropolitan area, including on the subject property. The snow was still melting and as the
photographs in Appendix D indicate, the water presented a problem on site and in the streets
surrounding the Study Area. Storm water sewers within the Paseo Industrial District are under
capacity and in fact the area remains one of the most flood-prone areas within the Kansas City
metropolitan area. On-site drainage was hampered and as a result water ponded and during the
winter season froze over, creating dangerous walking conditions on-site. Also contributing to
the dangerous conditions were drains that emptied onto walkways and the surface parking
surrounding the warehouse facility.
To the east of the facility the unused railroad track also caused water to pond.
While such ponding does not always create dangerous situations for pedestrians and drivers at
the facility, ponding water can become a breeding ground for mosquitoes and other insects that
pose a threat to the stored food product within the facility if access is allowed.
Poor Traffic Layout & Access
Access to the Study Area from Quebec Street is via seven curb cuts. Traffic signage or markings
do not exist anywhere on-site or along the edge of the property, creating the possibility for
vehicular conflicts on-site between trailers and between trailers and other vehicles on-site. This
is particularly the case when trucks are arriving or leaving the one operable dock area at the
northeast corner of the facility.
Americans with Disabilities Act
The facility was constructed in 1962, about thirty years before passage of the Americans with
Disabilities Act (ADA). Although the property is legally grandfathered and is not required to
satisfy the ADA unless a major modification or a change in use occurs, the absence of such
compliance poses safety hazards to anyone at the site who is disabled. ADA accessible parking
stalls and ramps are not provided in the facility’s parking lot, nor does access to and within the
building satisfy ADA codes, including the restrooms.
16
1411 Quebec Redevelopment Area Blight Study
As demonstrated by these conclusions, the inadequate and outmoded design of the Study Area
and the site improvements in particular create conditions which combine to influence the Study
Area’s ability to pay reasonable taxes and, therefore, these conclusions support a finding of
“blight”. Furthermore, the resolution of these conditions will only occur through redevelopment.
Component 3: Physical Deterioration
The condition of deterioration of site improvements was primarily established through field
survey work and observation of interior and exterior physical conditions within the Study Area.
A variety of blight conditions were observed within the Study Area related to the deterioration of
the site and non-primary improvements. These conditions which negatively affect the appearance
and utilization of the area, most commonly include deterioration of the roof, walls, windows,
dock areas, parking lots and driveways, and landscaping. Photographs of these conditions are
included in Appendix D.
As noted previously, deterioration of the building improvements poses a problem for the food
grade warehouse, as it becomes increasingly difficult to manage temperature and humidity
within the facility, as well as inhibit access to the stored product from insects and rodents.
The property surveyed in the Study Area exhibited physical deterioration and did so due to the
deterioration of site improvements.
Summary of Blighting Factors
The following table summarizes the four blighting factors analyzed during inspections of
property within the Study Area.
1411 Quebec
Summary of Blighting Factors
Area
Total
Parcels
1
Pct.
100%
Area (sq. ft.)
567,151
Pct.
100%
Blighting Factors
Age
Obsolescence
Inadequate or Outmoded Design
Physical Deterioration
1
1
1
1
100.0%
100.0%
100.0%
100.0%
567,151
567,151
567,151
567,151
100.0%
100.0%
100.0%
100.0%
Parcels with at least one blighting factor
Parcels with no blighting factors
Parcels with a predominance of blight factors
1
0
1
100.0%
0.0%
100.0%
567,151
0
567,151
100.0%
0.0%
100.0%
17
1411 Quebec Redevelopment Area Blight Study
As evidenced from the table above, more than 50% of the redevelopment area satisfies the
blighting factors of “Age”, “Obsolescence”, “Inadequate or Outmoded Design”, and “Physical
Deterioration”. In addition, the percentage of the study area that has at least one blighting factor
is 100.0%, and the one parcel in the Study Area was deemed to exhibit blighting factors on a
predominance of the property. Of the 567,151 square feet contained in the Area, 100.0%, or
567,151 square feet of property, were found to have a predominance of blighting factors present,
due to the presence of a combination of the blighting factors.
Component 6: Economic Liability
The Missouri Supreme Court has determined that “the concept of urban redevelopment has gone
far beyond ‘slum clearance’ and the concept of economic underutilization is a valid one.”
Previously it was shown that the present condition of the Study Area generates approximately
$83,408 annually in real estate taxes. As indicated in Appendix B: Property Valuation and
Taxes, the assessed value of the Study Area has declined by approximately 16.4% in the last five
years after reassessment in 2013. The corresponding real property taxes have declined with the
decreased assessed values of the Study Area. Clearly the loss of economic activity over the last
several years within the Study Area has had a detrimental impact on the collection of tax
revenues. In addition to the decline in property tax revenues, economic activity taxes such as
utility taxes are assumed to have also declined.
The Study Area’s inability to generate reasonable and sustained revenue places the City and
other taxing jurisdictions in a position where budgets for such services as police, fire, schools,
vector and rodent control, parks, and other municipal or district services translates into an
economic liability for the residents of North Kansas City and the beneficiaries of those
jurisdictions typically funded by Study Area property taxes.
The redevelopment of the Study Area has been hindered by several dominating factors, including
functional obsolescence; inadequate or outmoded design; and physical deterioration. These are
costs that are prohibitive for a private sector developer (or property owner) to take on
independently. Doing nothing will only result in further deterioration of site improvements,
resulting in increased redevelopment costs and an increased likelihood that the Study Area will
not be redeveloped, creating a negative impact on neighboring properties. Some form of external
financial assistance that is not currently being utilized will be required in order to make
improvement of the Study Area economically feasible.
Improvement of the proposed Study Area would result in new employment opportunities in the
area. The potential increase in activity would also generate new sales, personal property,
employment, and utility taxes.
Factors such as those described in this section render the Study Area an economic liability to the
City and other affected taxing jurisdictions.
18
1411 Quebec Redevelopment Area Blight Study
Component 7: Social Liability
The social liabilities associated with this Study Area are related to the potential compromise of
food health and safety necessary to protect the stored product from mold, bacteria, and external
security threats. The facility also has conditions that pose dangers to the warehouse workforce,
including the existence of asbestos, a known environmental health hazard; uneven floors that can
cause fatigue and increase the risk of collision between handling equipment and racking systems;
and noncompliant ADA spaces which place those who are disabled in potentially unsafe
situations. As a result various conditions exist that threaten or endanger the health, safety and
welfare of both City residents and non-resident patrons of the Area. Specific liabilities include:
1. Potential health and safety compromise of stored product due to increasingly difficult
to manage facilities with respect to temperature, humidity, and security, caused by
obsolescence, outmoded design, and deterioration of improvements; and
2. Environmental liabilities; and
3. Unsafe conditions brought about through noncompliance with the Americans with
Disabilities Act and outmoded design found throughout the Study Area.
Given the presence of the conditions outlined above, the Area has become a social liability in
that such conditions are conducive to ill health, transmission of disease, and crime. Additionally,
the presence of these conditions dictates that the City pursue redevelopment opportunities that
are consistent with its Comprehensive Plan.
Component 8: Inability to Pay Reasonable Taxes
The Study Area’s condition as an economic liability contributes to its inability to pay reasonable
taxes for the affected taxing districts as all economic activity taxes are no longer being generated
and real estate tax revenues have declined. Assessed value, which is the basis for property tax
collection, is based in part on the revenues generated by economic activities present on the
properties. The property within the Study Area is nearly 100% vacant and soon will be, and has
largely had little economic activity in the past few years. As indicated previously, property tax
revenues have dropped and are likely to remain the same or continue to drop without some
redevelopment of the Study Area. Without redevelopment of the Study Area, the existing
economic and social liabilities will impact surrounding properties outside of the Study Area.
Conclusion
There are a variety of blighting conditions present in the Study Area that represent those outlined
in Chapter 353. Included among these are:
19
1411 Quebec Redevelopment Area Blight Study
• The decline in assessed valuation of approximately 16.4% over the past five years and the
prolonged high vacancy rate of the property for the past several years is an indication that
blighting influences exist. Thus, the parcel and site improvements comprising the Study Area
are not paying reasonable taxes in spite of the Study Area’s otherwise marketable and desirable
location for commercial/industrial uses.
• The Study Area suffers from economic and functional obsolescence due to inadequate design.
• The Study Area suffers from inadequate and outmoded design.
• The physical deterioration of the Study Area is apparent and is a condition that is likely to
worsen without redevelopment of the Study Area.
• The Study Area can no longer be expected to guarantee and satisfy the high standards required
of food grade warehousing and is thus a social liability.
• Conditions exist which are conducive to ill health, transmission of disease, or crime which
render the Study Area an economic and social liability to the City as evidenced by low levels
of economic activity and decreased property taxes.
These conditions render the Study Area unable to generate reasonable taxes and, unless a
program of redevelopment can be devised to eliminate the blighting influences that exist within
the Study Area, further deterioration is likely and investment of the type the City envisions as
appropriate and economically feasible for the Study Area will not occur. Thus, if taken as a
whole, the Study Area represents a portion of the City that by reason of age, obsolescence,
inadequate or outmoded design or physical deterioration, has become economic and social
liabilities, and that such conditions are conducive to ill health, transmission of disease, crime or
inability to pay reasonable taxes. Accordingly, the Area meets the definition of “Blighted Area”
as stated in §353.020(2) R.S.Mo.
20
1411 Quebec Redevelopment Area - Blight Study
Appendix A
Property Ownership & Legal Descriptions
Sterrett Urban, LLC
Site Address
1 1411 QUEBEC STREET
No.
17615000400100
Parcel ID No.
FAIRBANKS INVESTMENTS
Owner
1411 Quebec Redevelopment Area
Blight Study
Legal Description
THAT PART OF FRACTIONAL SECTION 24, TOWNSHIP 50
NORTH, RANGE 33 WEST OF THE FIFTH PRINCIPAL
MERIDIAN, IN NORTH KANSAS CITY, CLAY COUNTY,
MISSOURI, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF
FRACTIONAL SECTION 24; THENCE SOUTH 0"09'42" WEST
ALONG THE WEST LINE OF SAID SECTION, A DISTANCE OF
2444.25 FEET TO A POINT ON THE SOUTHEASTERLY LINE
OF THE RIGHT OF WAY OF THE FORMER WABASH
RAILROAD COMPANY (NOW KNOWN AS NORFOLK AND
WESTERN RAILWAY COMPANY); THENCE NORTH 46"50'10"
EAST ALONG SAID SOUTHEASTERLY LINE OF THE RIGHT
OF WAY OF THE NORFOLK AND WESTERN RAILWAY
COMPANY, A DISTANCE OF 2337.46 FEET TO A POINT;
THENCE SOUTH 2"05'30" WEST, A DISTANCE OF 137.79
FEET TO A TRUE POINT OF BEGINNING; THENCE FROM
SAID TRUE POINT OF BEGINNING NORTH 46"50'10" EAST
ALONG A LINE THAT IS PARALLEL WITH AND 97 FEET
PERPENDICULARLY DISTANT SOUTHEASTERLY OF SAID
NORFOLK AND WESTERN RAILWAY COMPANY RIGHT OF
WAY LINE, A DISTANCE OF 797.77 FEET TO A POINT;
THENCE ALONG THE ARC OF A CURVE TO THE RIGHT
HAVING A RADIUS OF 40 FEET, A CENTRAL ANGLE OF
135"15'20" AND A LONG CHORD 73.98 FEET IN LENGTH
THAT BEARS SOUTH 65"32'10" EAST, A DISTANCE OF 94.43
FEET TO A POINT; THENCE SOUTH 2"05'30" WEST,
TANGENT TO THE CURVE IN THE PRECEDING COURSE
DESCRIBED, A DISTANCE OF 1122.66 FEET TO A POINT;
THENCE NORTH 87"54'30" WEST, A DISTANCE OF 630.00
FEET TO A POINT; Tl-IENCE NORTH 2"05'30" EAST, A
DISTANCE OF 584.21 FEET TO THE TRUE POINT OF
1
Appendix A
Property Ownership and Legal Descriptions
1411 Quebec Redevelopment Area - Blight Study
Appendix B
Property Valuation & Taxes
Sterrett Urban, LLC
1411 Redevelopment Area
Blight Study
No.
1
Assessed Value
Parcel ID Number
2011
2012
2013
2014
17615000400100 1,000,450 1,000,450 836,060 836,060
Total
Appendix B
Property Valuation and Taxes
2015
836,060
Taxes
2015
Delinquent
83,407.85
0.00
83,407.85
1,000,450 1,000,450
836,060
836,060
836,060
0.00%
0.00%
-16.43%
-16.43%
0.00%
-16.43%
0.00%
-16.43%
Annual Change %
Cumulative Change %
0.00
NOTE:
In addition to the principal amount paid for property tax to the taxing jurisdictions as noted above in the amount of
$70,114.50, the following assessments/charges were also paid for 2015:
Drainage District Principal
Levee District Bond Installment
Total taxes, assessments/charges paid in 2015:
2,734.94
3,393.15
6,128.09
89,535.94
1
1411 Quebec Redevelopment Area - Blight Study
Appendix C
Summary of Properties & Blighting Factors Present
Sterrett Urban, LLC
TOTAL
Acreage
Predominance of Blighting Factors Presen
1411 QUEBEC STREET
Physical Deterioration
1
Parcel APN (County)
Inadequate or Outmoded Design
Parcel Address
Obsolescence
No.
Appendix C
Summary of Properties and Blighting Factors Present
Age - Over 35 Years of Age
1411 Quebec Redevelopment Area
Blight Study
17615000400100




4
13.02

1
1
1
1
4
13.02
1
TOTALS
Acreage
Perc. Of Redevelopment Area
13.02
13.02
13.02
13.02
13.02
100.0%
100.0%
100.0%
100.0%
100.0%
Sterrett Urban LLC
1
1411 Quebec Redevelopment Area - Blight Study
Appendix D
Supporting Photographs
Sterrett Urban, LLC
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration
Floor Settling; evidence of equipment bottoming out
Floor settling; evidence of equipment bottoming out
1
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Evidence of water infiltration
2
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration of surface parking lot
Deterioration of loading areas on south side of building (unused)
3
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration of roof flashing and window; moisture problems and deterioration
of wall on south side of building
Unused rail tracks and poor drainage; deterioration of dock areas on east side of
building
4
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration of wall behind downspout, structural cracking; deterioration of
windows and roof flashing on east side of building
Deterioration of drive apron along Saline Street on east side of building
5
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration of window, brick wall, roof flashing on east side of building
Deterioration of rail track and apron along Saline Street on east side of building
6
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration of windows, brick wall, roof flashing on north side of building
Deterioration of windows, brick wall, roof flashing on north side of building
7
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Deterioration of grounds along Bedford on north side of street
Deterioration of windows, flashing, wall on west side of building
8
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Obsolescence/Inadequate & Outmoded Design
Low clear heights due to low ceiling, impedance by mechanical and plumbing
equipment
Shallow truck docking bays
9
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Outdated boiler system
10
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Inadequate access from dock to warehouse
Single-pane, uninsulated windows
11
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Evidence of roof leaking on wall (water stains); boarded windows to assist with
temperature control
Boarded windows to assist with inadequate temperature control in “cold room”;
outdated mechanical equipment
12
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Outdated mechanical equipment
Poorly located mechanical equipment inhibits efficient use of warehouse space
13
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Lack of ADA access and signage
Poor drainage – over sidewalk
14
1411 Quebec Redevelopment Area
Blight Study
Appendix D
Supporting Photographs
Poor drainage over parking lot
15
1411 Quebec Redevelopment Area - Blight Study
Appendix E
Supplemental Information
Sterrett Urban, LLC
1411 Quebec Redevelopment Area - Blight Study
Appendix F
Certification
Sterrett Urban, LLC
Certification
I certify that, to the best of my knowledge and belief…
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are our personal, unbiased professional
analyses, opinions, and conclusions.
3. We have no present or prospective interest in the property that is the subject of this
report, and we have no personal interest with respect to the parties involved.
4. We have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. Our compensation is not contingent on an action or event resulting from the analyses,
opinions, or conclusions in, or the use of, this report.
6. Patrick Sterrett has made a personal inspection of the property that is the subject of this
report December 31, 2015.
7. This study is not based on a requested result or a specific conclusion.
8. We have not relied on unsupported conclusions relating to characteristics such as race,
color, religion, national origin, gender, marital status, familial status, age, receipt of
public assistance income, handicap, or an unsupported conclusion that homogeneity of
such characteristics is necessary to maximize value.
Patrick Sterrett
Sterrett Urban, LLC
Assumptions & Limiting Conditions
This Blight Study is subject to the following limiting conditions and assumptions:
1. The reported analyses, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions, and is Sterrett Urban’s unbiased professional analyses, opinions, and
conclusions.
2. Information provided and utilized by various secondary sources is assumed to be accurate.
Sterrett Urban cannot guarantee information obtained from secondary sources.
3. The nature of real estate development is unpredictable and often tumultuous. In particular, the
natural course of development is difficult to predict and forecast. Sterrett Urban deems our
projections as reasonable considering the current and obtained information.
4. Sterrett Urban has considered and analyzed the existing conditions concerning the subject
property within the redevelopment area. We have considered these existing conditions when
forming our analysis and conclusions. However, it should be understood that conditions are
subject to change without warning, and potential changes could substantially affect our
recommendations.
5. Our analyses, opinions and conclusions were prepared in conformance with the Code of
Professional Ethics and Standards of the American Institute of Certified Planners.
Patrick Sterrett, AICP
Principal
Urban Planning & Development Services
Sterrett Urban, LLC
1118 Missouri Ave, Kansas City, MO 64106
t.816.283.7222
c.816.686.9559
[email protected]
Patrick Sterrett is a certified urban planner and has more than twenty years of experience forging
partnerships, managing complex real estate development projects, and creating exciting,
sustainable urban plans and designs. Prior to forming Sterrett Urban LLC in 2006, Mr. Sterrett
spent eleven years at the Economic Development Corporation of Kansas City, Missouri (EDC) and
initiated and/or managed for the public sector some of the largest pioneering redevelopment
projects in recent memory in Kansas City and in the country, including the Crossroads Arts
District, the Midtown Marketplace (Linwood & Main – Costco and Home Depot), the Power & Light
District (Centertainment), the Kansas City Riverfront, the Columbus Park Neighborhood MixedUse Village, and the Centerpoint Intermodal Center – KC (former Richards-Gebaur Airport).
During his tenure at the EDC, Mr. Sterrett provided staffing to each of the redevelopment
agencies including the Land Clearance for Redevelopment Authority, the Tax Increment
Financing Commission, and the Port Authority, and also served as Executive Director of the Port
Authority of Kansas City.
Mr. Sterrett’s work has been featured in local and national
publications, and his work in the Crossroads Arts District and the Power & Light District was
recognized by the International Economic Development Council as exemplary of the most
advanced redevelopment methods to revitalize distressed areas.
Mr. Sterrett’s professional experience includes the development of dozens of feasibility plans,
blight studies, and redevelopment plans, and securing more than $30 million in federal, state,
local, and philanthropic funds for public improvements in distressed areas. Most recently Mr.
Sterrett has been providing development consulting to the restoration of the historic Linwood
Presbytery
Church
Neighborhood.
and
Howard
Thomas
Center
in
Kansas
City’s
distressed
Ivanhoe
The $11 million, 40,000 square foot nonprofit campus utilized a mix of tax
abatement, historic preservation tax credits, new markets tax credits, and philanthropy. The
project opened in September 2015.
1
Patrick Sterrett, AICP
Principal
Urban Planning & Development Services
Professional Experience
Sterrett Urban LLC
2006 –
SELECT EXPERIENCE
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES
Blight Study
Tiffany Landing Community Improvement District; Tiffany Landing, LLC; Kansas City, MO
General Development Plan and Qualifications Analysis (Undeveloped Industrial Area)
Frontage at Executive Park (PIEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
22nd/23rd Street Connector (PIEA), Kansas City, MO
In progress
General Development Plan and Qualifications Analysis (Blight)
2nd Amended Ellison/Knickerbocker (PIEA), Kansas City, MO
*Blight Study
Second & Delaware Development Plan (Chapter 353), Kansas City, MO
*Blight Study
Commerce Tower Redevelopment Area (LCRA), Kansas City, MO
*Blight Study
Key Coalition Neighborhood Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan and Qualifications Analysis (Insanitary Area)
Victory Court (PIEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
I-35 & W. 13th Street (PIEA), Kansas City, MO
*In conjunction with APD Urban Planning & Management, LLC
2
Patrick Sterrett, AICP
Principal
Urban Planning & Development Services
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES (CONTINUED)
General Development Plan and Qualifications Analysis (Blight)
Troost Bannister (PIEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Insanitary Area)
Seven301 (PIEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
Oxford on the Blue (PIEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
1st Amended Ellison/Knickerbocker (PIEA), Kansas City, MO
*Blight Study
Bannister & I-435 (TIF), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
1st Amended Armour/Gillham Corridor (PIEA), Kansas City, MO
Blight Study Addendum (Social Liabilities)
Armour/Gillham Corridor (PIEA), Kansas City, MO
Blight Study
Liberty Commons (TIF), Liberty, MO
Blight Study
Hospital Hill III Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan and Qualifications Analysis (Insanitary Area)
Hawthorne Road (PIEA), Kansas City, MO
General Development Plan
Amended/Restated Folgers Coffee Company (PIEA), Kansas City, MO
Blight Study
Inter-State Building Development Plan (Chapter 353), Abbot Properties, Kansas City, MO
General Development Plan & Blight Study
39th Terrace (PIEA), Kansas City, MO
*In conjunction with APD Urban Planning & Management, LLC
3
Patrick Sterrett, AICP
Principal
Urban Planning & Development Services
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES (CONTINUED)
Blight Study
Truman-Hardesty (TIF), Kansas City, MO
Blight Study
Oak Barry Community Improvement District, MD Management, Kansas City, MO
General Development Plan & Blight Study
Metro North Mall (PIEA), Kansas City, MO
Blight Study
Metro North Square Community Improvement District, MD Management, Kansas City, MO
General Development Plan & Blight Study
155th & Kensington (PIEA), Kansas City, MO
Blight Study
Hospital Hill III Urban Renewal Area, Kansas City, MO
Blight Study Update
Columbus Park Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan & Blight Study
Troost-Rockhill (PIEA), Kansas City, MO
Blight Feasibility & Redevelopment Boundary Analysis
Northwest Briarcliff Road Corridor, Kansas City, MO
General Development Plan & Blight Study
Valentine-Broadway (PIEA), Kansas City, MO
General Development Plan & Blight Study
Westport-Main (PIEA), Kansas City, MO
Blight Study
Indiana Corridor Urban Renewal Area (LCRA), Kansas City, MO
Blight Study
Troost/Paseo Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan & Blight Study
Blue Valley (PIEA), Kansas City, MO
4
Patrick Sterrett, AICP
Principal
Urban Planning & Development Services
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES (CONTINUED)
Blight Study
Martin City Corridor Urban Renewal Area (LCRA), Kansas City, MO
Blight Study
Longfellow-Dutch Hill Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan & Blight Study
Stuart Hall/HD Lee (PIEA), Kansas City, MO
Blight Study & Urban Renewal Plan
Columbus Park Urban Renewal Area (LCRA), Kansas City, MO
Economic Development Corporation of Kansas City, Missouri
1995 – 2006
Executive Director, Port Authority of Kansas City, Missouri
Planner / Senior Planner
Author of the following plans and studies:
Tax Increment Financing Plans / Blight or Conservation Study
Riverfront TIF Plan / Blight Study
74th & Wornall TIF Plan / Blight Study (plan not approved)
19th Terrace TIF Plan / Conservation Study
22nd & Main St. TIF Plan / Conservation Study
47th & Roanoke TIF Plan
Prospect North TIF Plan
Jazz District TIF Plan
Pershing Road TIF Plan
Urban Renewal Plans / Blight
Eastwood Trafficway / Blight Study
South 31st Street / Blight Study
Longfellow-Dutch Hill
Education
Master of Urban Planning, University of Kansas
Concentration: Housing & Community Development
Bachelor of Architecture, University of Kansas
5