Blue River Valley Redevelopment Opportunity Assessment Completed by: HR&A Advisors, Inc., | Planning Communities City of Fayetteville Economic and Business Development Strategic and Action Plan | 1 On behalf of: August 2017 Table of Contents Executive Summary 4 Introduction 26 Summary of Blue River Valley Opportunity 29 Blue River Valley Vision & Planning Framework 47 Implementation Roadmap 56 Appendix 75 Produced by HR&A Advisors, Inc., HKS Architects, Hg Consult, el dorado, inc., and Parson + Associates for the Economic Development Corporation of Kansas City (EDCKC) | August 2017 HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 2 Acknowledgements The HR&A Team would like to acknowledge the guidance and support provided by the Advisory Committee convened for this study, including the following members: Andrew Bracker Shawn Lauby Bob Stork City of Kansas City, Missouri KC Terminal Railway Blue Valley Neighborhood Association Mickey Cruse Quinton Lucas City of Kansas City, Missouri City Council- Kansas City Melissa Sturges Sturges Word Communications Jeremy Davis Bob Langenkamp Metropolitan Community College- Kansas City Economic Development John M. Sweeney, Jr. Kansas City, Missouri Corporation (EDCKC) Jackson County, Missouri John Debauche Clyde McQueen Kerrie Tyndall City of Kansas City, Missouri Full Employment Council City of Kansas City, Missouri John Engelmann John Patrick Dwayne Williams Kansas City Power & Light Clay & Bailey Manufacturing Company Greg Flisram Kansas City Economic Development Joe Perry Corporation (EDCKC) Port KC Chris Gutierrez Chris Ross Kansas City SmartPort Custom Truck HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 3 EXECUTIVE SUMMARY HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 4 Redevelopment Opportunity Assessment | Vision, Strategy, and a Roadmap for Action Restore economic activity to the Blue River Valley Industrial Corridor to grow jobs & benefit local communities HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 5 The Blue River Valley Industrial Corridor Vision Kansas City’s most sustainable, multi-modal collection of manufacturing clusters, with natural and employment connections that support the community and economic development of Kansas City’s East Side HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 6 An Opportunity within a Thriving Regional Industrial Market Industrial Properties Proposed or Under Construction 8.7M SF Industrial Space Delivered in 2016, Metro Area 5.5M SF Industrial Space Under Construction, Metro Area 113K Potential Employees within Source: CoStar 15-minute drive, Blue River Valley HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 7 Blue River Valley Opportunities & Assets Recent Industrial Location & Manufacturing Investment & Natural Infrastructure Access Focus Assets Amenities ~50% 420 Acres 15-minutes $290 million 134 acres building area in floodway existing trails & Rail right-of-way from downtown KCMO & 100K+ manufacturing use improvements parks workers completed 85% ~460 Acres High-capacity 2.5 miles of US population planned food $1.33 billion utility service manufacturing / recent public & of Missouri River within 2-day frontage drive/rail trip ag facilities near private investment, Blue River Valley Industrial $15 million+ Riverfront area total annual compensation Industrial Other HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 8 Rail Network Road Network MSA Jobs Flood Control Missouri River Blue River Valley Challenges Limited Incomplete Environmental Development Flooding Risk Focused Connectivity Conditions Costs & Risks Capacity Limited Transit 62 sites 1,500 acres 50%+ higher 8+ Through Blue River in MDNR Hazmat in 100-year property, income, partner Valley corridor database floodplain and utility taxes organizations on relative to region advisory committee Unknown 2+ miles environmental Blue River Valley 1/3 of area 20-60% lower 0 conditions on corridor not served in floodplain rents relative to paid staff many sites by Trafficway other regional dedicated to Blue locations River Valley efforts Out HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 9 Road Obstacles ContaminationFlood Risk Development Econ. Partners Industrial Revitalization Precedents Menomonee Valley | Milwaukee, WI Philadelphia Navy Yard | Philadelphia, PA Since 1999… Since 2000… 5K Jobs created 12K Jobs created 39+ Companies in Valley 150+ Companies at Navy Yard Size: 1,200 Acres Size: 1,200 Acres Targeted Investments: Land use planning, environmental Targeted Investments: Redevelopment of office space testing, land assembly, trails and recreational by attracting first major tenant (URBN), gateway amenities, access & bridge improvements improvements Select Incentives: Brownfield remediation, workforce Select Incentives: Workforce development, R&D, new development business / tech incubation • Grants for brownfield assessment/ remediation; wage credits for employees living/working in • Tax credits for specific targeted tech and R&D defined area and deductions for property rehab sectors; job creation tax credit Project Steward: Menomonee Valley Partners (MVP), Project Steward: Philadelphia Industrial Development a 501(c)(3) non-profit, created to lead public-private Corporation (PIDC), a public-private economic collaboration for Valley redevelopment development corporation leading redevelopment HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 10 Opportunity Sites with Future Development Potential Opportunity Site Criteria Vacancy Flood Risk Public Ownership Environmental Risk Site Size Access 560 Acres Total site area 14 ~100 Acres Opportunity Sites Publicly owned ~90% Sites Outside Floodplain Currently vacant Sites in Floodplain HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 11 Segmenting a Large Corridor North Rail and The River 4,600 acres 7 square miles Central Neighborhood Transition Zone South Mixed Industrial HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 12 North Segment | River and Rail Access but Deficient Road Network Area 1,760 acres Key Trucking, Logistics, Auto Parts & Repair, Industries Agricultural Products Key Access – address road deficiency Needs Assets – leverage rail & river access Rail & River Major road investment Future Existing Rail Potential Warehousing Heavy Industrial Manufacturing & Food Industry HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 13 Central Segment | East-West Connectivity and Neighborhood Proximity Area 1,220 acres Key Warehousing, material handling, Industries equipment rental, and auto salvage Winner Road Key Access – complete N/S access Green – trails & green space E. Truman Road Needs Streetscape – improve perceptions 23rd Street Neighborhood Future Transition Potential Light Industrial Neighborhood Development Recreation HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 14 South Segment | Major Interstates and Opportunity Site Concentration Area 1,620 acres Key Recycling, waste management, equipment Industries rental, and auto parts & repair Key Access – connect opportunity sites to Needs Trafficway Mixed Industrial Future Traditional Manufacturing Potential Artisan & Maker Space Incubators Agricultural & Food Production HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 15 Implementation Approach Create Value Increase Visibility Facilitate Development Target Infrastructure Improve Communications Minimize Risks Investment & Perceptions & Costs • Road & other infrastructure • Streetscape improvements • Targeted incentives to to complete missing links & to improve perceptions attract investment unlock development • Strategic communication of • Public investment to • Improved workforce access assets & investments reduce private sector risk • New green space • Code enforcement to curb • Land banking and illegal dumping assemblage • Regional alliances and alignment with key initiatives HR&A Advisors, Advisors, Inc. Inc. | HKS | el dorado, inc | Hg Consult | Parson + Associates Blue River Valley Final Redevelopment Opportunity Assessment | 16 Create Value | Roads & Open Space North Segment Local & regional connectivity Roads - $50M • 16K LF neighborhood roads