City Planning by “Trial & Error”

Here it comes again! The Plaza in Kansas City, our neighbor to the west, is ready for round 4. The local preservation community and even the National Trust for Historic Preservation had already claimed victory last month when the law firm, Polsinelli Shughart, withdrew its proposal to locate its new office building in The Plaza. But the plan is being revived again in the Kansas City Council chambers. Because the property is not a designated historic district, there are no helpful design guidelines, standards, or tax incentives for the property leaving its redevelopment in the hands of its North Carolina owner. The project has been designed, redesigned, redesigned again, and then repackaged to get the local city government on board. Unfortunately, the process has become painful and time-consuming, while making all parties look bad and creating a lose-lose situation, whatever the outcome. Situations were, in a way, similar in Independence in 2003 when Jim Harpool agreed to redevelop residential property on Truman Road but demanded that he be allowed to demolish two properties. He had to bypass the Heritage Commission and go directly to the City Council in order to get his way. But in the end, Harpool never bothered to finish his project leaving empty lots where historic structures once stood and leaving the National Park Service with the task of redrawing the proposed boundaries of the Truman National Historic Landmark District. And all this occurred under the guidance of the publically-funded M/TRC revitalization folks. “Historic Districts” designated and supported by local communities can provide appropriate and reasonable design standards, attractive tax credits, and a level playing field for anyone wanting to invest and contribute in a positive way to historic communities. It protects the valuable assets of our communities and our nation. Opportunities are created for tourism, economic development, and education. Yes, it creates win-win-win-win-win-win situations. Independence leaders need to realize that we do not have to have a successful minor league sports franchise to be considered a winner. And we hope that redevelopment efforts in Kansas City at The Plaza will not cast shadows on the beautiful facades and fountains of this truly architectural treasure. And if Polsinlli Shughart really wants to make a positive contribution in the community where they choose to locate their headquarters, there is a place called The Falls at Crackerneck Creek in the valley of the Little Blue River that is desperate for some tenants.