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 Landmarks Commission City Staff Date: January 7, 2019 Re: #CA-2018-22 GENERAL INFORMATION Applicant: Kelley Hrabe Status of Applicant: Representative Boulevard Lofts LP 770 East 5 th Street Kansas City, MO 64106 Requested Actions: Certificate of Appropriateness for Demolition and Construction within the 500-foot environs of Sumner High and Athletic field and within the 500-foot environs of the Dr. A Porter Davis Residence (Castle Rock) Date of Application: October 23, 2018 Purpose: To develop a multi-family residential development with two six-unit townhouse buildings and a 38-unit apartment building. This application has been submitted with a change of Zone (#3175), preliminary site plan and zoning variance petition (#2306) for number of off-street parking spaces and setbacks). CA-2018-22 January 7, 2019 1
Property Location: 800-830 Washington Boulevard, 1304-1312 North 8 th Street, 813-851 Everett Avenue, and 1315 North 9 th Street Existing Zoning: RP-5 Planned Apartment District and C-1 Limited Business District. Historic Status: Listed on the National Register of Historic Places, Register of Historic Kansas Places, and a local Kansas City, Kansas Landmark. Surrounding Zoning: North: RP-5 Planned Apartment District South: RP-5 Planned Apartment District and C-1 Limited Business District East: RP-5 Planned Apartment District and C-1 Limited Business District West: RP-5 Planned Apartment District Existing Uses: North: South: East: West: Vacant lots, single family house, and a church Church, single family houses, and a parking lot Single family house and gas station/convenience store Single family houses, including Dr. A Porter Davis Residence (Castle Rock), and Douglass Elementary School Total Tract Size: 3.13 acres Master Plan Designation: The Northeast Area Master Plan designates this property as Neighborhood Mixed Use and Medium-Higher Density Residential. Major Street Plan: The City-Wide Master Plan designates Washington Boulevard as a Class B thoroughfare. 8 th Street, 9 th Street, and Everett Avenue are local streets. Advertisement: The Wyandotte Echo N/A Letters to Property Owners N/A Public Hearings: December 3, 2018 and January 7, 2019 Public Opposition: None to Date PROPOSAL Detailed Outline of Requested Action: This application has been submitted to develop a multi-family residential development with two six-unit townhouse buildings and a 38-unit apartment building. It also includes surface parking and significant open space. City Ordinance Requirements: Article XXII Sections 27-1001 27-1419 and Article XXI Sections 27-501 - 27-1000 CA-2018-22 January 7, 2019 2
FACTORS TO BE CONSIDERED Per Sec 27-152 the following shall be considered while making a determination concerning the environs of a historically listed property: 1. The character of a historic property and district should be retained and preserved. The removal or alteration of distinctive architecture, landscape features, spatial relationships, etc. that characterize the property or district should be avoided. Except for the 3 homes remaining east of the Dr. A Porter Davis residence, the commercial property is in significant disrepair north of the residence and the 5 structures at the east end of the block has been completely demolished. This proposal will demolish the commercial building and all but one of the structures (1320 N 8 th ) at the east end of the Block. Two of these structures are worthy of note. First the commercial building. It is just north of the designated Porter residence and has some relationship to the home, however due to the detached garage and trees it is not readily visible as one observes the front of the residence. It is also in significant disrepair. Second are the elf structures at the corner of 8 th and Washington Boulevard. These structures, while unique are not designated and have not been utilized to any significant degree for many years and have fallen into disrepair. 2. The district should be used as it has been historically or allow the inclusion of new uses that require minimal change to the district s distinctive materials, features, and spatial relationships. This was historically a single-family residential district. The multi-family designation (RP-5) designation was the result of a zoning map amendment that did not reflect the developed use of the property and may have helped to lead to the downturn of the area. It would seem that some single-family development is occurring in the area (East and North of Sumner High). Similar development might be expected in this area in time, but not on Washington Boulevard. Homes facing Everett would be more likely. The new town homes could replicate the urban form of the houses that once existed, but the current plans would need to be refined. 3. Demolition of character-defining buildings, structures, landscape features, etc. in a historic district should be avoided. When the severity of deterioration requires removal within the environs, compatible reconstruction shall occur. (All demolitions require Landmark Commission approval.) No character defining characteristics related to the designated properties will be demolished. Staff could not find a relationship between Dr. Porter and the commercial building. CA-2018-22 January 7, 2019 3
4. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures shall be undertaken. This is not applicable in this case. 5. New additions, exterior alterations, infill construction, or related new construction should not destroy character-defining features or spatial relationships that characterize the historic district. The new work shall be compatible with the historic materials, character-defining features, size, scale and proportion, and massing of the environs. The destruction of character defining resources is described above. The new work on the town homes should be revised to better represent the historic form of the area for homes facing Everett. The new construction of the multi-unit building faces Washington Boulevard in a scale not representative of the area, but it is the most likely land use for the area as the construction of new single-family homes on Washington Boulevard is unlikely. The 4-story building will be different in scale to the north side of Washington Boulevard, but will help to transition from the taller buildings to the south east and southwest of the site 6. Moved historic properties that have not retained or acquired historic significance in their new environs shall be considered as artifacts without environs. This is not applicable in this case STAFF COMMENTS AND SUGGESTIONS 1. The elf structures at the corner of 8 th and Washington Boulevard should be offered to anyone that could move them to a new location in a timely manner. Applicant Response: Boulevard Lofts, LP agrees to offer the houses at 800 Washington at no cost to any group or individual that would like to move them to another location. The cost of moving the houses will be at the sole expense of the group or individual moving them. This offer is good until 30 days before demolition is to commence, estimated April 1, 2019. 2. The project will be required to meet the UG multi-family design guidelines and other zoning codes. There are extensive comments in the Change of Zone staff report. Those will be addressed by the Planning Commission and Board of Commissioners as it seems the significant issues for this board are the demolitions and the general forms of the structures. The structures shown in this report are very close to a finished product, but some shutters may be added to the six-plexes. CA-2018-22 January 7, 2019 4
3. The nomination form does not mention any significance to the development surrounding the Dr. A. Porter Davis home. The nomination is focused on Dr. Davis and the architecture of the home. STAFF RECOMMENDATION Staff recommends that the Kansas City, Kansas Landmarks Commission make the findings contained within the staff report and recommends APPROVAL of #CA-2018-22 subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Preliminary Development Plan Elevations Building materials Dr. A. Porter Davis (Castle Rock) nomination form (separate attachment) REVIEW OF INFORMATION AND SCHEDULE Action Landmarks Commission Board of Commissioners Public Hearing December 3, 2018 Not Required Rezoning Held Over January 7, 2019 STAFF CONTACT: Robin H. Richardson, AICP rrichardson@wycokck.org MOTIONS I move the Kansas City, Kansas Landmarks Commission RECOMMEND APPROVAL of Petition #CA-2018-22 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 Landmarks Commission: OR 1. ; 2. ; And 3.. I move the Kansas City, Kansas Landmarks Commission RECOMMEND DENIAL of Petition #CA-2018-22, as it is not in compliance with the City Ordinances and as it will not CA-2018-22 January 7, 2019 5
promote the health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned. CA-2018-22 January 7, 2019 6
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