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A ULI Advisory Services Panel Report About ULI Advisory Services North Loop Kansas City, Missouri September 17–22, 2017 Advisory ServicesReport Panel A ULI North Loop Kansas City, Missouri A Future Vision for the North End September 17–22, 2017 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE URBAN LAND INSTITUTE is a global, member- a variety of factors affecting the built environment, includ- driven organization comprising more than 40,000 real ing urbanization, demographic and population changes, estate and urban development professionals dedicated to new economic drivers, technology advancements, and advancing the Institute’s mission of providing leadership environmental concerns. in the responsible use of land and creating and sustaining Peer-to-peer learning is achieved through the knowledge thriving communities worldwide. shared by members at thousands of convenings each ULI’s interdisciplinary membership represents all aspects year that reinforce ULI’s position as a global authority on of the industry, including developers, property owners, land use and real estate. In 2017 alone, more than 1,900 investors, architects, urban planners, public officials, real events were held in 290 cities around the world. estate brokers, appraisers, attorneys, engineers, finan- Drawing on the work of its members, the Institute recog- ciers, and academics. Established in 1936, the Institute nizes and shares best practices in urban design and devel- has a presence in the Americas, Europe, and Asia Pacific opment for the benefit of communities around the globe. regions, with members in 80 countries. More information is available at uli.org. Follow ULI on The extraordinary impact that ULI makes on land use deci- Twitter, Facebook, LinkedIn, and Instagram. sion making is based on its members sharing expertise on Cover photo: John Paul Weesner/ULI. © 2018 by the Urban Land Institute 2001 L Street, NW Suite 200 Washington, DC 20036-4948 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 A ULI Advisory Services Panel Report About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES pro- gram is to bring the finest expertise in the real estate field to bear on complex land use planning and development projects, programs, and policies. Since 1947, this program has assembled well over 600 ULI-member teams to help sponsors find creative, practical solutions for issues such as downtown redevelopment, land management strate- gies, evaluation of development potential, growth manage- SLEPIN/ULI CALI The ULI panel team. ment, community revitalization, brownfield redevelopment, accurate assessments of a sponsor’s issues and to provide military base reuse, provision of low-cost and affordable recommendations in a compressed amount of time. housing, and asset management strategies, among other matters. A wide variety of public, private, and nonprofit or- A major strength of the program is ULI’s unique ability to draw ganizations have contracted for ULI’s advisory services. on the knowledge and expertise of its members, including land developers and owners, public officials, academics, representa- Each panel team is composed of highly qualified profession- tives of financial institutions, and others. In fulfillment of the als who volunteer their time to ULI. They are chosen for their mission of the Urban Land Institute, this Advisory Services panel knowledge of the panel topic and are screened to ensure their report is intended to provide objective advice that will promote objectivity. ULI’s interdisciplinary panel teams provide a holis- the responsible use of land to enhance the environment. tic look at development problems. A respected ULI member who has previous panel experience chairs each panel. ULI Program Staff Thomas W. Eitler The agenda for a five-day panel assignment is intensive. It Senior Vice President, Advisory Services includes an in-depth briefing day composed of a tour of the Beth Silverman site and meetings with sponsor representatives, a day of Senior Director, Advisory Services hour-long interviews of typically 50 to 100 key community Paul Angelone representatives, and two days of formulating recommenda- Director, Advisory Services tions. Long nights of discussion precede the panel’s conclu- Cali Slepin sions. On the final day on site, the panel makes an oral Associate, Advisory Services presentation of its findings and conclusions to the sponsor. James A. Mulligan A written report is prepared and published. Senior Editor Joanne Platt, Publications Professionals LLC Because the sponsoring entities are responsible for signifi- Manuscript Editor cant preparation before the panel’s visit, including sending Betsy Van Buskirk extensive briefing materials to each member and arranging Creative Director for the panel to meet with key local community members and Deanna Pineda, Muse Advertising Design stakeholders in the project under consideration, partici- Graphic Designer pants in ULI’s five-day panel assignments are able to make Craig Chapman Senior Director, Publishing Operations North Loop, Kansas City, Missouri, September 17–22, 2017 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the Odimo; the KCMO Planning Department; and the rest of panel would like to thank its sponsors, the city of Kansas the city staff members for the time and effort they have City, City Manager Troy Schulte, and the Economic De- devoted to the project. velopment Corporation of Kansas City—including Greg In addition, the panel expresses its appreciation to Joy Flisram, Morgan Franklin, Bob Langenkamp, and Dan Crimmins, ULI Kansas City, for providing tremendous Moye—for inviting the panel to examine the North Loop, assistance and support throughout the panel engagement. and it thanks the community at large for being so warm The panel also thanks ULI Kansas City, which will continue and welcoming. to be a local resource for Kansas City moving forward. Special appreciation goes to Kansas City Mayor Sylvester Finally, the panel would like to thank the approximately 75 James; Diane Burnette, executive director, Main Street residents, business and community leaders, and repre- Corridor Development Corporation; Nick Christopher, sentatives from the Greater Kansas City community who senior consultant at Gould Evans; Ann Holiday, director of shared their perspectives and insights during the panel’s arts initiatives at the Downtown Council of Kansas City; stakeholder interviews. Russ Johnson, traffic consultant; John McGurk, share- holder at Polsinelli; Ashley Sadowski, senior architect, 4 A ULI Advisory Services Panel Report Contents ULI Panel and Project Staff ...............................................................................................................................6 Background and the Panel’s Assignment ..........................................................................................................7 Study Area and Surrounding Context ...............................................................................................................11 Where the City Is Now: Economic and Market Snapshot .................................................................................13 Restoring the City’s Legacy ............................................................................................................................20 Development Strategies: If You Build It . .....................................................................................................27 Implementation ..............................................................................................................................................32 Conclusion ....................................................................................................................................................38 About the Panel .............................................................................................................................................40 North Loop, Kansas City, Missouri, September 17–22, 2017 5 ULI Panel and Project Staff Panel Chair Todd Meyer Principal/Director of Planning + Urban Design Glenda Hood Forum Studio Former Mayor of Orlando, Florida Chicago, Illinois Founding Partner triSect LLC Adam Weers Orlando, Florida Principal Trammel Crow Company Panel Members Washington, D.C. Dean D. Bellas John Paul Weesner President Director of Landscape Architecture Urban Analytics Inc. Kittleson & Associates Alexandria, Virginia Orlando, Florida Bill Clarke Planning Consultant ULI Project Staff Ross, California Beth Silverman Senior Director, Advisory Services David Greensfelder Managing Principal Cali Slepin Greensfelder Commercial Real Estate Associate, Advisory Services Albany, California Grace Hill April Anderson Lamoureux Senior Associate, Meetings and Events President Anderson Strategic Advisors Boston, Massachusetts 6 A ULI Advisory Services Panel Report Background and the Panel’s Assignment OVER THE PAST DECADE, KANSAS CITY, Missouri (KCMO), has become more and more aware of the land use, development, and urban connectivity issues posed by the Interstate 70/670/35 Loop surrounding the central business district (CBD) and creating barriers between the CBD and the River Market and Crossroads neighborhoods. In 2016, Missouri announced significant long-term maintenance issues with and concerns about the Buck O’Neil Bridge, which carries U.S. Route 169 over the Mis- souri River. This bridge connection is one of three primary routes across the Missouri
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