HomeMy WebLinkAbout1684 Declaring Property within Gateway Community Improvement District Boundaries to be Blighted BILL NO. 2019-047 ORDINANCE NO. I 0
AN ORDINANCE DECLARING PROPERTY LOCATED WITHIN THE BOUNDARIES
OF THE RIVERSIDE GATEWAY COMMUNITY IMPROVEMENT DISTRICT TO BE
BLIGHTED
BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE CITY OF RIVERSIDE,
MISSOURI AS FOLLOWS:
SECTION 1 —FINDINGS. That the Board of Aldermen hereby makes the following findings:
1. The Riverside Gateway Community Improvement District ("District") was established on
August 2, 2016 pursuant to Ordinance No. 1473.
2. On or about May 20, 2019 the District received a Blight Analysis from James Potter of
Development Initiatives, in which it was stated that, in Mr. Potter's opinion, the property located
within the District boundaries ("Development Area") met the statutory definition of a "blighted
area."
3. The Development Area comprises all of the property located within the District's
boundaries as described and depicted in Exhibit A, attached hereto.
4. The District requested that the City's Board of Aldermen declare the Development Area to
be blighted.
5. The District notified the owners of property within the Development Area of its request to
the City to declare their property to be blighted.
6. The City scheduled a public hearing on the District's request for 7:00 p.m. on October 15,
2019 at City Hall, and the property owners were notified of this date, time and place of the public
hearing.
7. Incorporated herein by this reference as if fully set forth are the following documents
(which documents are on file with the City Clerk):
A. City Ordinance No. 1473.
B. Blight Analysis dated May 20, 2019 by Development Initiatives.
C. Certificate of Mailing by the District's representative concerning the District's
blight request.
D. District Resolution No. 2019-05.
E. Certificate of Service concerning the City's notification of the public hearing.
8. Declaring the Development Area to be blighted under Section,67.1401.2(3)(a), RSMo is in
the best interests of the City, the District, and the property owners within the Development Area.
SECTION 2—DECLARATION OF BLIGHT. That the Board of Aldermen hereby determines,
finds, and declares that the Development Area is a blighted area as defined by Section
67.1401.2(3)(a), RSMo.
SECTION 3—EFFECTIVE DATE. That this Ordinance shall be in full force and effect from
and after its passage and approval.
BE IT REMEMBERED that the above was read two times by heading only, PASSED AND
APPROVED by a majority of the Board of Aldermen and APPROVED by the Mayor of the City
of Riverside this t591day of October 2019.
Mayor Kathleen L. Rose
ATTEST:.
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1
Robin - aid;`City Clerk '
EXHIBIT A
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A tract of land in Section 4, Township 50 North, Range 33 West, in the City of Riverside, Platte
County, Missouri described as follows: Commencing at the Northeast corner of the Northwest
Quarter of said Section 4, thence along the East line of said Northwest Quarter South 00 degrees
27 minutes 21 seconds West, a distance of 434.99 feet to the Point of Beginning of the tract of
land herein to be described; thence continuing along said East line South 00 degrees 27 minutes
21 seconds West, a distance of 57.50 feet; thence North 89 degrees 57 minutes 36 seconds East
and parallel to the North line of the Northeast Quarter of said Section 4, a distance of 316.00 feet,
thence South 00 degrees 27 minutes 21 seconds West and parallel to the East line of said Northwest
Quarter of said Section 4 a distance of 291.50 feet;thence North 89 degrees 57 minutes 36 seconds
East and parallel to said North line of the Northeast Quarter of said Section 4, a distance of 243.11
feet to the Westerly Right-of-way line of Northwest Homestead Road; thence continuing along
said Westerly Right-of-way line for the next 2 courses, South 38 degrees 01 minutes 48 seconds
East a distance of 98.86 feet; thence South 00 degrees 27 minutes 21 seconds West and parallel to
the East line of the Northwest Quarter of said Section 4, a distance of 89.67 feet to the Northerly
Right-of-way of Northwest Vivion Road; thence South 78 degrees 08 minutes 32 seconds East, a
distance of 189.50 feet to the Northeast corner of Lot 7, ROSE VALLEY, a subdivision of land in
the City of Riverside, Platte County, Missouri, also being the Southerly Right-of-way of
Northwest Vivion Road; thence along the East line of said ROSE VALLEY, for the next four
courses, thence South 00 degrees 20 minutes 10 seconds West a distance of 113.03 feet; thence
South 89 degrees 35 minutes 36 seconds East a distance of 47.30 feet; thence South 22 degrees 22
minutes 48 seconds East,a distance of 232.78 feet;thence North 89 degrees 35 minutes 36 seconds
West a distance of 312.83 feet, thence South 22 degrees 22 minutes 48 seconds East a distance of
50.00 feet; thence South 41 degrees 24 minutes 15 seconds West a distance of 9.60 feet; thence
South 4 degrees 59 minutes 11 seconds East a distance of 145.30 feet;thence South 89 degrees 35
minutes 36 seconds East a distance of 632.42 feet; thence South 0 degrees 27 minutes 28 seconds
West, a distance of 117.50 feet; thence South 44 degrees 16 minutes 25 seconds West, a distance
of 111.65 feet; thence North 89 degrees 35 minutes 36 seconds West, a distance of 201.54 feet;
thence South 26 degrees 23 minutes 09 seconds West, a distance of 211.02 feet; thence South 79
degrees 25 minutes 59 seconds West,a distance of 121.55 feet;thence South 58 degrees 23 minutes
05 seconds West, a distance of 111.59 feet; thence North 89 degrees 35 minutes 36 seconds West,
a distance of 115.75 feet; thence South 62 degrees 54 minutes 54 seconds West, a distance of
368.25 feet;thence South 75 degrees 37 minutes 54 seconds West, a distance of 114.25 feet,to the
Easterly Right-of-way line of NW Gateway Drive; thence South 71 degrees 42 minutes 53 seconds
West, a distance of 102.03 feet to the Westerly Right-of-way line of Northwest Gateway Drive
and to a point on the Easterly line of WEDOW ADDITION, a subdivision of land in Riverside,
Platte County,Missouri;thence along the Southerly line of said WEDOW ADDITION for the next
5 courses; thence South 57 degrees 50 minutes 09 seconds West, a distance of 67.20 feet; thence
North 49 degrees 08 minutes 18 seconds West, a distance of 274.50 feet; thence North 30 degrees
46 minutes 54 seconds West, a distance of 90.00 feet; thence North 87 degrees 53 minutes 54
seconds West a distance of 164.55 feet, to the Easterly Right-of-way line of Northwest Vivion
Road; thence North 30 degrees 47 minutes 21 seconds East, along the Easterly Right-of-way line
of said Northwest Vivion Road, a distance of 97.50 feet; thence North 57 degrees 34 minutes 31
seconds West, a distance of 75.69 feet to the Westerly Right-of-way line of Northwest Vivion
Road; thence North 34 degrees 12 minutes 35 seconds East, along the Westerly Right-of-way line
of Northwest Vivion Road, a distance of 13.60 feet; thence North 03 degrees 32 minutes 14
seconds West, a distance of 438.79 feet, also being on the Westerly line of the Plat of Quicktrip
Store No. 170R, a subdivision of land in Riverside, Platte County, Missouri; thence along the Plat
of said Quicktrip Store No. 170R for the next ten courses; thence North 04 degrees 08 minutes 25
seconds East, a distance of 84.88 feet; thence North 89 degrees 01 minutes 25 seconds West a
distance of 142.94 feet; thence North 00 degrees 27 minutes 21 seconds East and parallel to the
East line of said Northwest Quarter of said Section 4, a distance of 390.00 feet; thence South 89
degrees 01 minutes 25 seconds East a distance of 205.18 feet;thence North 00 degrees 27 minutes
21 seconds East a distance of 10.02 feet; thence South 89 degrees 01 minutes 25 seconds East a
distance of 280.01 feet; thence South 00 degrees 27 minutes 21 seconds West a distance of 10.00
feet; thence South 89 degrees 01 minutes 25 seconds East a distance of 40.00 feet; thence North
00 degrees 27 minutes 21 seconds East a distance of 10.00 feet; thence South 88 degrees 59
minutes 53 seconds East a distance of 89.58 feet to a point on the Westerly right of way line of
Northwest Gateway Drive; thence North 00 degrees 27 minutes 21 seconds East along the
Westerly line of Northwest Gateway drive an distance of 10.02 feet; thence North 89 degrees 01
minutes 25 seconds West a distance of 614.77 feet;thence North 00 degrees 27 minutes 21 seconds
East a distance of 250.00 feet; thence South 89 degrees 00 minutes 21 seconds East and parallel to
the North line of the Northwest Quarter of said Section 4, a distance of 314.70 feet; thence North
00 degrees 27 minutes 21 seconds East and parallel to the East line of said Northwest Quarter, a
distance of 226.42 feet; thence South 89 degrees 00 minutes 21 seconds East and parallel to the
North line of said Northwest Quarter of said Section 4, a distance of 350.00 feet, to the Point of
Beginning of the Tract of land herein described. Said Tract contains 2,090,162 square feet or 47.98
acres more or less.
DEVELOPMENT A I N I T I AT I V E S
Blight Analysis
The Riverside Gateway Crossing
Community Improvement District
Kansas City, Missouri
Prepared for:
The Riverside Gateway Crossing CID
2950 NW Vivion Rd.
Riverside, MO 64150
Prepared By:
Development Initiatives
4501 Fairmount Avenue
Kansas City, Missouri 64111
Report Date:
May 20,2019
DEVELOPMENTA I N I T I AT I V E S
Letter of Transmittal
TABLE OF CONTENTS
Section I: Introduction
Purpose of the Study
Effective Date
Methodology
Definitions
Contributing Legal Findings
Section II: Property Data
Area Description
City Planning
Site Description
Ownership
Improvements Description
Assessed Valuation
Zoning
Utilities
Environmental and Flood Zone
Section III: Determination of Conditions-"CID"
1. Defective or Inadequate Street Layout
2. Insanitary or Unsafe Conditions
3. Deterioration of Site Improvements
4. Improper Subdivision or Obsolete
Platting
5. Endangerment of Life or Property by
Fire and Other Causes
Conclusion of Blight
Exhibits:
Exhibit A: Ownership Information
Exhibit B: Property Inspection Sheet
Exhibit C: Photo Log
Exhibit D:Certification
Exhibit E: Consultant Qualifications
2
DEVELOPMENT INITIATIVES
Copyright Statement
This document was prepared for the intended use of the Riverside Gateway Crossing CID
and the City of Riverside, Missouri for its redevelopment of certain real estate properties
referenced within the report.
With the exception of the unlimited use by the Riverside Gateway Crossing CID and the City
of Riverside, Missouri, no part of this document may be reproduced, duplicated, or
transmitted by mechanical, digital or other means without permission in writing from
Development Initiatives, Incorporated. Development Initiatives, retains all copyrights to the
material located within this document and the material located herein is subjected to the
U.S. Copyright Law found in the United States Code,Title 17, Chapter 1-13.
Limiting Conditions
The reported analyses, opinions, and conclusions contained herein are limited only by the
reported assumptions and limiting conditions, and is Development Initiatives' unbiased
professional analyses, opinions,and conclusions.
Information provided and utilized by various secondary sources is assumed to be accurate.
Development Initiatives cannot guarantee information obtained from secondary sources.
Such information and the results of its application within this analysis are subject to change
without notice.
The nature of real estate development is unpredictable and often tumultuous. The natural
course of property development is difficult to predict and forecast. Development Initiatives
deems our projections as reasonable considering the existing market and various obtained
information. It should be understood that fluctuations in local, regional and/or national
economies could have substantial effects on the particular findings and recommendations
contained within this document.
3
DEVELOPMENT A I N I T I AT I V E S
May 20, 2019
The Riverside Gateway Crossing CID
c/o Michael Duffy
City of Riverside, Missouri
2950 NW Vivion Road
Riverside, MO 64150
Subject: CID Blight Study—The Riverside Gateway Crossing CID, Riverside, Missouri
Dear Sirs/Madam:
We are pleased to transmit the attached Blight Study Report that has been prepared for the
above referenced property. The purpose of this Report is to determine whether the subject
property is blighted, as defined by the following sections of the Revised Statutes of
Missouri:
• Section 67.1401.2 (3)(a)
This analysis represents an accumulation of our findings based on research and
investigations performed as of the report's effective date, May 20, 2019. The attached
report sets forth the data, research, investigations, analyses, and conclusions for this report.
The subject Development Area is composed of twenty-nine (29) parcels of land containing
approximately forty (40) acres. Presently, the Development Area is improved with
commercial/retail uses and surface parking. It appears that there is a moderate to high
level of vacancy within the area.
For the purposes of this analysis we have referred to the subject project and property as
either the "Development Area", "Planning Area" or the "District". For the purposes of this
analysis, all terms are interchangeable and refer to the subject property and the proposed
redevelopment area.
As determined in the following analysis, it is our opinion that the subject property
represents a "blighted area" as defined by Section 67.1401.2 (3)(a) of the Revised Statutes
of Missouri. We have reached this opinion concluded these facts based on the current
condition of the Development Area, existing conditions of improvements located within the
Development Area,the current condition of the building infrastructure.
4
DEVELOPMENT 1* 1 N I T I AT I V E S
Retard the Constitute an Menace to the
provision of Economic or public health,
housing social liability safety, morals or
accommodation welfare
Defective or inadequate
No
street layout,
Insanitary or unsafe Yes X X
conditions,
Deterioration of site No X X
improvements,
Improper subdivision or
No
obsolete platting,
Conditions which endanger
life or property by fire and Yes X X
other causes.
Table 1 - CID Blight Summary.
In our opinion, as it presently exists, the Development Area, taken as a whole, meets the
statutory definition of a "blighted area". Furthermore, it is our opinion that the
Redevelopment Area represents a "blighted area" defined by the definition in 67.1401.2
(3)(a) of the Revised Statues of Missouri. Please feel free to contact us if you have any
questions or comments.
Sincerely,
James Potter,AICP, LEED GA
Development Initiatives
5
DEVELOPMENT 14 1 N I T I AT I V E S
Section I: Introduction
The purpose of this analysis is to investigate and determine whether blighting conditions
exist at the subject property according to Section 67.1401.2 (3)(a) of the Revised Statutes of
Missouri (R.S.Mo.). Development Initiatives was retained to perform this blight analysis in
order to determine if the subject area is qualified as blighted for consideration under the
proposed Community Improvement District(CID) plan.
Effective Date of Report
The effective date of this blight study is May 20, 2019. Unless otherwise stated, all factors
pertinent to a determination of blight were considered as of that date.
Methodology
Development Initiatives has analyzed the Development Area to determine if such area
contains factors that support a finding that the Development Area is blighted under R.S.Mo
Section 67.1401.2 (3)(a).
This Blight Study includes a detailed field survey of site and building improvements. Field
surveys were conducted to document the existing physical conditions.
Our analysis also includes data research, local stakeholder interviews and internal research.
Data for this analysis was also gathered from the City of Riverside, Missouri and Platte
County, Missouri. Pertinent Geographic Information Systems (GIS) data was obtained
through the City of Riverside and the Platte County Assessor's Office.
6
DEVELOPMENT INITIATIVES
Definitions:
For the purposes of this analysis we have referred to the subject property as the
"Development Area". In addition, examples of blighting factors are documented in this
report under Section III (CID Analysis).
In determining whether the defined subject area is "blighted", we first must define the term
"blighted area". For the purposes of this study, we analyzed the Development Area with
respect to the definitions contained in R.S.Mo Section 67.1401.2 (3)(a).
The following definition relates to the CID Analysis:
R.S.Mo Section 67.1401.2 (3)(a) provides that"blighted area" means:
"Blighted Area," an area which, by reason of the predominance
of defective or inadequate street layout, unsanitary or unsafe
conditions, deterioration of site improvements, improper
subdivision or obsolete platting, or the existence of conditions
which endanger life or property by fire and'other causes, or any
combination of such factors, retards the provision of housing
accommodations or constitutes an economic or social liability or
a menace to the public health, safety, morals, or welfare in its
present condition and use;
This is a two part test, and analysis requires a finding that the District is occasioned
by the predominance of the following factors:
Factor 1: Defective or inadequate street layout,
Factor 2: Unsanitary or unsafe conditions,
Factor 3: Deterioration of site improvements,
Factor 4: Improper subdivision or obsolete platting,
Factor 5: The existence of conditions which endanger life or property by
fire and other causes.
The second part of the "two part test", requires that the above factors or
combination of the above factors within the District:
• Retards the provision of housing accommodations,
• Constitute an economic or social liability,
• Constitute a menace to the public health, safety, morals or welfare in
its present condition and use.
7
DEVELOPMENT A I N I T I AT I V E S
Contributing Legal Findings
There have been numerous court cases which provide additional direction in the
consideration of blight. The following are several cases which have impacted the definition
of"blight".
Schweig v. City of St. Louis. 569 S.W. 2d.215(Mo.App. STL District, Division Three, 1978)
held that just because an improved property is well maintained, it does not mean that
the property cannot be declared to be blighted by the local municipality.
"Blight need not exist on every single parcel. State ex rel. U.S. Steel v. Koehr, 811
S.W.2d 385 (Mo. banc 1991);State ex rel. Atkinson v. Planned Indus. Expansion Auth.
of St. Louis, 517 S.W.2d 35, 47-48 (Mo. banc 1975);Schweig v. City of St. Louis, 569
S.W.2d 215 (Mo. App. 1978). In Parking Systems, Inc. v. Kansas City Downtown
Redevelopment Corp., 518 S.W.2d 11 (Mo. 1974), the Supreme Court approved a
declaration of blight on ground that was 49% vacant, 4%parking, and where 82% of
the improved portion was not deteriorated. A blighted area may include parcels not
blighted if inclusion is necessary to assemble a tract of sufficient size to attract
developers. Tierney v. Planned Indus. Expansion Authority of Kansas City, 742 S.W.2d
146(Mo. banc 1978). Existing area may be expanded to include non-blighted parcels.
Id. Streets and parking lots may contribute to blight. Id.; see also Schweig, supra;
State ex rel. U.S. Steel v. Koehr, 811 S.W.2d 385(Mo. banc 1991).
Allright Properties, Inc. v. Tax Increment Financing Commission of Kansas City, 240
S.W.3d 777 (Mo.App. W.D. 2007)held that while the condemning authority is
required to "consider"individually each parcel, it is not obligated to find each parcel
to be blighted, and that "preponderance" means that the total square footage of
blighted property is greater than the square footage of the area not blighted.. The
court also held that the statute does not prevent the condemning authority from
using a blight study that is older than five years, but is prohibited from commencing
a condemnation action later than five years from the date of the ordinance finding
blight."1
See Missouri Economic Development Law;White,Michael.
8
D E V E L • P M E N T •
SectionProp-PropertV Data
Area Description
The project analysis area is located in and around the intersectionof Avenue
and NW Vivian Road, Platte County, Riverside, Missouri. The subject location is
conveniently located with close proximity to Interstates 29 and 635.
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Figure I Location Map, site location identified. (Courtesy Google Maps).
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Figure 3—Development Area Boundary Map. Parcel map courtesy Platte County GIS.
11
DEVELOPMENT A I N I T I AT I V E S
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12
DEVELOPMENT A I N I T I AT I V E S
Ownership
According to the Platte County Assessor's Office, there are currently twenty-nine (29)
property parcels within the boundaries of the proposed Development Area. Ownership of
the area is currently vested within sixteen (16) ownership entities. Ownership information
and legal description can also be found in Exhibit A.
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Figure 5- Parcel ID Map.
13
DEVELOPMENT 14 1 N I T I AT I V E S
Table 2 - Ownership.
Ownership Riverside Gateway Crossing CID
Ashcort,LLC
1 23-2.0-04-200-001-036.000 4720 NW Gateway Ave. 53831 NE 94th 1.51
Kansas City,MO 64156
Oslin Brothers,LLC
2 23-2.0-04-200-001-034.000 No address assigned 119 NW North Shore Dr. 1.77
Kansas City,MO 64151
TNC Enterprises,LLC
3 23-2.0-04-200-001-036.000 4702 NW Gateway Ave. 2303 NE 107th Terr 1.57
Kansas City,MO 64155
Humphreys Fund I Reit,LLC
4 23-2.0-04-200-001-032.000 No address assigned 17 NW 6th St. 4.60
Oklahoma City,OK 73102
Filger Oil Co,Inc.
5 23-2.0-04-200-001-024.000 2806 N W Vivion Rd. 1016 SW Hwy J 1.18
Plattsburg,MO 64477
Humphreys Fund I Reit,LLC
6 23-2.0-04-200-001-025.000 4600 NW Gateway Ave. 17 NW 6th St. 2.92
Oklahoma City,OK 73102
City of Riverside
7 23-2.0-04-200-006-001.000 No address assigned 2950 NW Vivion Rd. 0.40
Riverside,MO 64105
City of Riverside
8 23-2.0-04-200-006-002.000 4510 NW Gateway Ave. 2950 N W Vivion Rd. 1.46
Riverside,MO 64105
Patriots Bank
9 23-2.0-04-200-006-003.000 4438 NW Gateway Ave. 9200 NE Barry Rd. 1.40
Kansas City,MO 64157
Patriots Bank
10 23-2.0-04-200-006-006.000 No address assigned 9200 NE Barry Rd. 0.66
Kansas City,MO 64157
City of Riverside
11 23-2.0-04-100-006-059.000 4435 N W Gateway Ave. 2950 NW Vivion Rd. 1.12
Riverside,MO 64105
Parson,Lesa K Trust
12 23-2.0-04-100-006-060.000 4437 NW Gateway Ave. PO Box 9117 0.12
Riverside,MO 64150
Parson,Lesa K Trust
13 23-2.0-04-100-006-061.000 No address assigned PO Box 9117 0.08
Riverside,MO 64150
Rsm Rental Properties,LLC
14 23-2.0-04-100-006-062.000 4439 NW Gateway Ave. 4439 NW Gateway Ave. 1.39
Riverside,MO 64150
Rule,Edward D Trust&Kathi J Trust
15 23-2.0-04-100-006-063.000 4443 NW Gateway Ave. 9402 Cameron Rd. 0.37
Excelsior Springs,MO 64024
Rule,Edward&Kathi J
16 23-2.0-04-100-006-064.000 4523 NW Gateway Ave. 3820 N W 52nd St. 6.17
Riverside,MO 64151
14
DEVELOPMENT A I N I T I AT I V E S
Table 2 — Ownership Continued.
# County Parcel# Address Owner Acres
Filger Oil Co,Inc.
17 23-2.0-04100-006-065.000 4517 NW Gateway Ave. 1016 SW Hwy 1 2.48
Plattsburg,MO 64477
Rule Properties,LLC
18 23-2.0-04-100-006-067.000 4541 NW Gateway Ave. 9402 Cameron Rd. 1.18
Excelsior Springs,MO 64024
Rule,Edward D&Kath!J
19 23-2.0-04-100-006-068.000 No address assigned 9402 Cameron Rd. 0.03
Excelsior Springs,MO 64024
Rule,Edward D&Kathi J
20 23-2.0-04-100-006-068.001 2711 NW Vivion Rd. 9402 Cameron Rd. 0.27
Excelsior Springs,MO 64024
Simons,Gary W&Elizabeth
21 23-2.0-04-100-006-070.000 2709 NW Vivion Rd. PO Box 157 0.72
Liberty,MO 64069
Rule,Edward D&Kathi J
22 23-2.0-04-100-006-066.000 No address assigned 9402 Cameron Rd. 1.09
Excelsior Springs,MO 64024
KC Leasing,Inc.
23 23-2.0-04-100-006-071.000 4610 NW Karen Blvd. 4223 N.Jarboe Ct. 0.59
Kansas City,MO 64116
City of Riverside
24 23-2.0-04-100-006-072.000 No address assigned 2950 NW Vivion Rd. 1.01
Riverside,MO 64105
City of Riverside
25 23-2.0-04-100-004-008.000 4601 NW Gateway Ave. 2950 NW Vivion Rd. 0.79
Riverside,MO 64105
Consolidated Library District N3
26 23-2.0-04-100-004-010.000 2700 NW Vivion Rd. 15616 E.Highway 24 1.42
Independence,MO 64050
J&D Mid-America Properties,LLC
27 23-2.0-04-100-004-007.000 4605 NW Gateway Ave. 16730 NW 139th Ct. 0.27
Platte City,MO 64079
Alexander,Donald D&Faye L
28 23-2.0-04-100-004-011.000 4609 NW Gateway Ave. 7718 N.Pamona PL 1.73
Kansas City,MO 64152
Peeler,George II&Brenda
29 23-2.0-04-100-004-006.000 4613 NW Gateway Ave. 14150 Ode Rd. 1.80
Platte City,MO 64079
Total Acreage 40.105
Total SF 1,746,972
Total Parcels 29
Total Owners 16
15
DEVELOPMENT 1* 1 N I T I AT I V E S
Improvements Description
The proposed Development Area is primarily occupied by commercial improvements and
surface parking and undeveloped property. Some parcels have limited amount of vacancy.
Total size of the Development Area is approximately thirty-nine point nine seven (39.97)
acrese or 1,741,093 square feet. Calculating that property which is vacant or portions of
parcels which are vacant, we calculate 22.20 total acres are vacant or contain vacant
structures. This accounts for approximately 55.54 % of the Development Area. The subject
properties were originally constructed between 1950 to 2015.
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Figure 6 - Site Aerial with parcel boundary overlay.
16
D E V E L O P M E N T D
I N I T I A T I V E S
Table 3 - Average Age of Construction (Source: Platte County Assessor).
Age of structure Riverside Gateway Crossing CID
Recent
1111111111111116 Rehab
1 23-2.0-04-200-001-036.000 4720 NW Gateway Ave. 1970
2 23-2.0-04-200-001-034.000 No address assigned
3 23-2.0-04-200-001-036.000 4702 NW Gateway Ave. 1965
4
5 23-2.0-04-200-001-024.000 2806 NW Vivion Rd. 2003
6 23-2.0-04-200-001-025.000 4600 NW Gateway Ave. 2015
7
8 23-2.0-04-200-006-002.000 4510 NW Gateway Ave. 1997
9 23-2.0-04-200-006-003.000 4438 NW Gateway Ave. 1960 1993
10
11
12 23-2.0-04-100-006-060.000 4437 NW Gateway Ave. 1940
13
14 23-2.0-04-100-006-062.000 4439 NW Gateway Ave. 1960
15 23-2.0-04-100-006-063.000 4443 NW Gateway Ave. 1950
16 23-2.0-04-100-006-064.000 4523 NW Gateway Ave. 2014
17
18 23-2.0-04-100-006-067.000 4541 NW Gateway Ave. 1994
19
20
21 23-2.0-04-100-006-070.000 2709 NW Vivion Rd. 2001
22
23
24
25
26
t27 23-2.0-04-100-004-007.000 4605 NW Gateway Ave. 1970
28 23-2.0-04-100-004-011.000 4609 NW Gateway Ave. 1974
29 23-2.0-04-100-004-006.000 4613 NW Gateway Ave. 1977
Average year of construction 1979
Average age 40
According to the Platte County Assessor's Office and the property owner, average age of
structures is approximately 40 years old with an average construction year of 1979. More
recent property rehab has also occurred, but it has been piecemeal and appears to have
been limited in scope.
17
DEVELOPMENT ro I N I T I AT I V E S
The typical deprecation schedule for income property is 30 years. Therefore even with
substantial renovation, the majority of these properties are theoretically at the end of their
useful lifespan. As structures within the Redevelopment Area continue to age, various
building systems are deteriorating without ongoing building maintenance program and
regular repair. Such deteriorating building components potentially lead to functional and
economic obsolescence of the structure by lower value of the property and surrounding
properties.
Deteriorating conditions associated with age and lack of maintenance can also be conducive
to ill health. Typical conditions of deterioration include the failure of various systems of the
building envelopes. This condition can cause water infiltration, rodent or pest infestation
and structural issues, all of which have the potential to cause ill health of a resident or
occupant.
Finally, the age of the property can also lead to the inability to pay reasonable taxes. As
properties decline in condition they also decline in value. This devaluation can spread from
one property to another, as lack of repairs of a neighboring property can affect the value of
an adjacent property.
Assessed Valuation
The current appraised valuation of the property parcels located within the Development
Area show a total appraised value of $9,099,616. Data represents 2019 appraised value.
Historical values were not available for the Redevelopment Area, so annual changes were
not determined.
18
DEVELOPMENT A I N I T I AT I V E S
Zoning
The existing zoning classification for all parcels within Development Area includes:
Table 4 - Zoning Classification.
Purpose/intentZoning
Classification
R-1 Single The purpose of the "R-1" Single-Family Residential District is to
Family accommodate and protect low density single-family residential
Residential development.
R-3 Multi- The "R-3" Multiple-Family District is intended primarily to
Family accommodate low-rise residential development at moderate densities.
Residential The "R-3" District can be an appropriate classification within
established neighborhood areas, including those containing two-family
and single-family dwellings, provided sound site planning techniques
are used and the basic residential quality of the neighborhood is
retained.
C-1 Commercial The "C-1" Commercial District is intended to accommodate general
office, service and commercial activities, along with limited residential
uses, generally related to the core area of the City. Development in the
"C-1" District should integrate a mix of uses and provide for a high
degree of walkability, while still providing accommodations for the
automobile.
Source: City of Riverside, Missouri. Chapter 400, Article IV Zoning Districts.
This report and analysis makes no determination as to the appropriateness of zoning
classifications for the area or for the proposed project.
19
1ir� � � � "u��
DEVELOPMENT ro I N I T I AT I V E S
Utilities
All utilities are available to the area and the Development Area include water, sewers,
natural gas,steam, and electricity.
Electricity: Kansas City Power and Light. 816-471-5275
Natural Gas: Missouri Gas Energy. 816-756-5261
Domestic Water: Missouri American Water. 866-430-0820
Sewer: City of Kansas City. 816-531-1313
Solid Waste: Waste Corporation of America. 816-380-5595
Telephone: Various Providers
Cable: Various Providers
Environmental
Development Initiatives was not provided any environmental assessements for any
property parcels located within the Development Area. Any references to environmental
material and/or condition are made by historical and educated assumptions made by
Development Initiatives staff.
Other City Blight Findings
No portions of the proposed Development Area are located within areas previously
declared blighted by the City of Riverside or any related statutory agency.
Flood Zone Information
The Missouri River, which gives Riversid so much of its identity, has also been an enemy. As
early as 1844, major flooding has caused problems for residents of the area. Several major
floods and minor ones have been recorded. In the 20th Centry, damage was recorded in
1925, 1927, 1944, 1951, 1973, 1982 and 1993. While the Missouri River is a factor in most
of these floods, Line Creek has also been the cause of local flooding and occasionally some
serious damage. In 1973 and 1982, Line Creek was behind the flooding which, though not
as widespread,was serious enough to impact both home and business owners.2
Numerous portions of the Development Area are currently within a flood zone as defined by
the Federal Emergency Management Agency(FEMA). The Development Area was identified
in the Flood Insurance Rate Map 2916CO411D with an effective date of 4/22/15. There
have been many repeated flood events within the Development Area.
Z Flooding: Via City of Riverside Missouri.
21
DEVELOPMENT A I N I T I AT I V E S
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SPECIAL FLOOD Wtth RFE d Depth
HAZARD AREAS Regulatory ibodway zon.Ae A.:♦r .F w
Selected Floodatap Roundan
0 Ii,Annual Chance Flood Nazatd.Meas
D44al Data A,adable of 14.annual chance flood with average
h0 Dg"Data AfiaAable depth less than one toot or with drainage
areas of W%than one square mole:
MAP PANELS urrnapped Future Conditions 19.Annual
Chance F"Hazard:
scau Area of aknwmal Flood Hazard- r Area with Reduced Flood Rsk due to
Effectne LOt1Rs OTHER AREAS OF levee See Notes : -
Area of undeterruoed Flood Hazzard FLOOD HAZARD Area with Flood Risk due to Levee:
Otherwise W otected Area
OTHER.AREAS Coastal Writer Resource SWOM Area
Figure 8 - Flood Hazard Areas. Development Area approximate boundaries
identified. (Image courtesy FEMA).
22
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Figure 9 - Flood Hazard Map with parcel overlay. Courtesy Platte County GIS.
23
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DEVELOPMENT I N I T I AT I V E S
t.
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Figure 10-View of Floodwaters in 1993 flood event. View looking east at the intersection
of NW Vivion Rd and NW High Drive. Image courtesy City of Riverside.
24
DEVELOPMENT A I N I T I AT I V E S
Section III
Determination of Conditions — Community Improvement District (CID)
Statutory Guidelines and Blight Findings
This Section discusses the Development Area in regards to the Community Improvement
District(CID)Statute, R.S.Mo 67.1401 thru 67.1571. Within this Section all references to the
Development Area shall utilize the term "District".
In determining whether the defined District is "blighted", we first must define the term
"blighted area". For the purposes of this study, we analyzed the District in terms of the
definition included in R.S.Mo Section 67.1401.2 (3)(a):
"Blighted Area," an area which, by reason of the predominance of
defective or inadequate street layout, unsanitary or unsafe conditions,
deterioration of site improvements, improper subdivision or obsolete
platting, or the existence of conditions which endanger life or property
by fire and other causes, or any combination of such factors, retards the
provision of housing accommodations or constitutes an economic or
social liability or a menace to the public health, safety, morals, or
welfare in its present condition and use;
This is a two part test, the District must contain the predominance of the following Factors:
Factor 1: Defective or inadequate street layout,
Factor 2: Unsanitary or unsafe conditions,
Factor 3: Deterioration of site improvements,
Factor 4: Improper subdivision or obsolete platting, and
Factor 5: The existence of conditions which endanger life or property by fire and
and other causes.
Secondly, the above factors or combination of the above factors within the District cause
one or more of the following:
• Retards the provision of housing accommodations,
• Constitutes an economic or social liability,or
• Constitutes a menace to the public health, safety, morals or welfare in its
present condition and use.
25
DEVELOPMENT A I N I T I AT I V E S
Upon inspection and analysis of the proposed District, there are two existing factors in the
area which supports a finding of blight for the District. These factors also causes one of the
three secondary factors which are necessary for a finding of blight. Table 6 below
summarizes these findings:
Retard the Constitute an Menace to the
provision of Economic or public health,
Factors Present housing social liability safety, morals or
accommodation welfare
Defective or inadequate NO
street layout,
Insanitary or unsafe YES X X
conditions,
Deterioration of site NO
improvements,
Improper subdivision or NO
obsolete platting,
Conditions which endanger
life or property by fire and YES X X
other causes.
Table 5-Summarization of CID Findings.
26
DEVELOPMENT ro I N I T I AT I V E 5
Factor 1: Defective or Inadequate Street Layout
There are specific conditions that can be used to determine whether a District is blighted
based on defective or inadequate street layout. Generally these conditions can be
accessibility issues either vehicular or pedestrian.
While items with vehicular and pedestrian circulation and access were noted during the site
inspection,and may at times contribute to the blighting conditions from other factors in this
report,the threshold of improper subdivision or obsolete platting has not been met.
Factor 2: Insanitary or Unsafe Conditions
Conditions typically associated with a finding of blight under insanitary of unsafe conditions
can include the existence of trash, debris, weeds or overgrowth, poorly lit areas, graffiti, or
any conditions believed to be unsafe or insanitary to human occupation or use.
The primary condition which meets these parameters is the potential flood situation which
impact the Development Area. Of the total Development Area (33.97 acres) we estimate
that approximately 14.02 acres is within designated flood impact areas. This accounts for
approximately 35.08% of the total Development Area. These areas impact eighteen (18) of
the twenty-nine (29) property parcels within the Development Area.
We do know that the Development Area has been historically impact by flood events
throughout time. Fortunately previous flood events did not impact human life, however,
attempts to calculate property damage as the result of these impacts was unsuccessfull.
We do know anecdotally that numerous stuctures have previously been impacted, but true
monetary valuations of this impact cannot be calculated.
Furthermore, crime is generally recognized as an unsafe condition, whether it be to
personal property or to individual personal safety.
The crime rate in and around the Proposed Planning Area appears to be moderate to
significant, considering the location. A review of Riverside, Missouri Police and Fire
Departments call records from 2014 to present identified over six hundred sixty (660)
incidents occurring within the Planning Area. This equates to an average of over one
hundred twenty-five (125) call per year. Calls identified ranged from simple acccidents to
suspicious activities.
27
DEVELOPMENT 14 1 N I T I AT I V E S
CALL DATA
CALL TYPE 2014 2015 2016 2017 2018 2019
ACCIDENTS 26 7 12 13 16 2
ALARMS 21 26 13 32 27 7
ASSAU LT 1 3 6 2 2 0
BURGLARY 1 0 0 1 1 0
DEST OF PROPERTY/PROP DAMAGE 2 1 2 3 3 1
DISTURBANCE 16 20 21 25 26 3
FIRE RELATED 0 4 2 4 3 2
FORGERY 0 0 0 0 0 0
FRAU D 3 0 1 3 2 0
HOMICIDE 0 0 0 0 0 0
INDECENT ACT 1 1 0 0 0 0
INTOXICATED PERSON/DRIVER 3 8 9 6 8 3
LARCENY 3 7 11 11 9 3
NARCOTICS 2 1 1 1 0 0
PROWLER 0 1 0 0 0 0
ROBBERY 0 2 0 1 0 0
STOLEN AUTO 0 2 3 2 2 0
SUSPICIOUS ACTIVITY/PERSON/VEH 34 34 34 47 39 11
113 117 115 151 138 32
Table 6-City Emergency Services Call Data,2014-2019.
Based on the preceding observations, it is our opinion that the District exhibits
conditions which can reasonably conclude that "Insanitary or Unsafe Conditions" is
present and is prevalent throughout the District and supportive of a blight finding.
28
DEVELOPMENT A I N I T I AT I V E S
Flood Impact by Parcel Riverside Gateway Crossing CID
Actual
Flood
# County Parcel# Any portion in Flood Area? Parcel Size Impact
1 23-2.0-04-200-001-036.000
2 23-2.0-04-200-001-034.000 Y 1.77 0.14
3 23-2.0-04-200-001-036.000
4 23-2.0-04-200-001-032.000 Y 4.60 0.92
5 23-2.0-04-200-001-024.000 Y 1.18 0.12
6 23-2.0-04-200-001-025.000
7 23-2.0-04-200-006-001.000
8 23-2.0-04-200-006-002.000
9 23-2.0-04-200-006-003.000 Y 1.40 1.26
10 23-2.0-04-200-006-006.000 Y 0.66 0.60
11 23-2.0-04-100-006-059.000 Y 1.12 1.07
12 23-2.0-04-100-006-060.000
13 23-2.0-04-100-006-061.000 Y 0.08 0.08
14 23-2.0-04-100-006-062.000 Y 1.39 1.18
15 23-2.0-04-100-006-063.000
16 23-2.0-04-100-006-064.000 Y 6.17 4.32
17 23-2.0-04-100-006-065.000 Y 2.48 0.62
18 23-2.0-04-100-006-067.000 Y 1.18 0.06
19 23-2.0-04-100-006-068.000
20 23-2.0-04-100-006-068.001 Y 0.27
21 23-2.0-04-100-006-070.000 Y 0.72 0.72
22 23-2.0-04-100-006-066.000 Y 1.09 1.09
23 23-2.0-04-100-006-071.000 Y 0.59 0.59
24 23-2.0-04-100-006-072.000 Y 1.01 1.01
25 23-2.0-04-100-004-008.000
26 23-2.0-04-100-004-010.000 Y 1.42 0.07
27 23-2.0-04-100-004-007.000
28 23-2.0-04-100-004-011.000 Y 1.73 0.17
29 23-2.0-04-100-004-006.000
Acres 28.87 14.02
Sq.Ft. 1,257,579 610,714
%of total area within flood 71.99% 35.08%
Table 7-Flood Impact Area by Parcel.
29
DEVELOPMENT A I N I T I AT I V E S
Factor 3: Deterioration of Site Improvements
As previously discussed, the District's numerous improvements exhibit signs of overall
physical deterioration. This condition is scattered throughout the District. These conditions
include:
• Deteriorated building envelope systems (roof systems, flashing systems, windows
and doors) which have become and are becoming compromised and more
deteriorated with the continued exposure to elements.
• Deteriorated building fagades which have become, and are becoming more
deteriorated with the continued exposure to elements.
• Deteriorated building interiors which are vacant and contribute to the perception of
vacancy and deterioration.
• Vacant, boarded up buildings.
Please refer to Exhibit C—Photo log for images of structure deterioration.
In addition to a physical tour of the Redevelopment Area, we received data from the City
listing facilities within the Redevelopment Area have that have previously been cited for
code violations. Violations recorded by the City run from 2016 to present. Most violations
noted are simple nauseous weed or lawn reports and have likely been abated and are no
longer active. However, violations represent a clear lack of maintenance for reported
property parcels.
30
DEVELOPMENT I N I T I AT I V E S
River Roll-4720 NW Gateway
• 2019-Tall Grass
• 2017-Tall Grass
• 2016-Tall Grass
Fastenell- 4702 NW Gateway
• 2018-Tall Grass
Quik Trip-4600 NW Gateway
Filger Car Wash- 2806 NW Vivion Road
Bank Liberty-4438 NW Gateway
Old Quik Trip-4510 NW Gateway-
Peeler StripMall- 4613 NW Gateway
Revolution Church (Don Alexander's Property) 4609 NW Gateway
• 2019-Tall Grass
• 2018-Tall Grass
• 2017-Tall Grass
Laundromat- 4605 NW Gateway
• 2018-Tall Grass
Old, Old Quik Trip-4601 NW.Gateway
Library- 2700 NW Vivion Road
Sonic-2709 NW Vivion Road
Corner Cafe-4541 NW Gateway
Filger Lot-4517 NW Gateway
• 2019-Tall Grass, Trailer Parking -
• 2018-Tall Grass
Corner Cafe Office-4523 NW Gateway
Former Swop Health-4443 NW Gateway
RS Mechanical-4439 NW Gateway
Crematorium- 4437 NW Gateway
Table 8-Reported Code Violations 2016-2019. Data courtesy City of Riverside.
Based on the preceding observations, it is our opinion that the District exhibits
conditions which can reasonably conclude that"Deterioration of Site Improvements"is
present, however we conclude thate these conditions are not prevalent throughout
the District and therefore'do not support a blight finding.
31
'DEVELOPMENT A I N I T I AT I V E S
Factor 4: Improper Subdivision or Obsolete Platting
There are specific conditions that can be used to determine whether a District is blighted
based on improper subdivision or obsolete platting. Generally these conditions can be
described as faulty lot shape and/or layout, inadequate lot size, poor access (land-locked),
or conformity of use.
While issues with access were noted during the site inspection, and could potentially
contribute to the blighting conditions when impacting other factors in this report, it is our
opinion that the threshold of improper subdivision or obsolete platting has not been met.
The conditions noted above can be corrected with improvements-that do not require re-
platting activities or other boundary changes.
Factor 5: Existence of Conditions which endanger life or property by fire or
.other causes .
Many of the improvements being original to the construction, show clear indication of aging
and in some cases, distinct deterioration. Those conditions which is our opinion pose a
danger to life or property come primarly from the flood impact issue previously stated in
Factor 2.
As we previously mentioned, of the total Development Area (33.97 acres) we estimate that
approximately 14.02 acres is within designated flood impact .areas. This accounts for
approximately 35.08% of the total Development Area. These areas impact eighteen (18) of
the twenty-nine (29) property parcels within the Development Area.
Furthermore, as previously mentioned, crime is generally recognized as an unsafe condition,
which could possibly endanger personal or property safety. The crime rate in and around
the proposed Planning Area appears to be moderate to significant, considering the location.
A review of Riverside, Missouri Police and Fire Departments call records from 2014 to
present identified over six hundred sixty (660) incidents occurring within the Planning Area.
This equates to an average of over one hundred twenty-five (125) call per year. Calls
identified ranged from simple acccidents to suspicious activities.
32
DEVELOPMENT A I N I T I AT I V E S
CALL DATA
CALL TYPE 2014 2015 2016 2017 2018 1 2019
ACCIDENTS 26 7 12 13 16 1 2
ALARMS 21 26 13 32 27 7
ASSAU LT 1 3 6 2 2 0
BURGLARY 1 0 0 1 1 0
DEST OF PROPERTY/PROP DAMAGE 2 1 2 3 3 1
DISTURBANCE 16 20 21 25 26 3
FIRE RELATED 0 4 2 4 3 2
FORGERY 0 0 0 0 0 0
FRAU D 3 0 1 3 2 0
HOMICIDE 0 0 0 0 0 0
INDECENT ACT 1 1 0 0 0 0
INTOXICATED PERSON/DRIVER 3 8 9 6 8 3
LARCENY 3 7 11 11 9 3
NARCOTICS 2 1 1 1 0 0
PROWLER 0 1 0 0 0 0
ROBBERY 0 2 0 1 0 0
STOLEN AUTO 0 2 3 2 2 0
SUSPICIOUS ACTIVITY/PERSON/VEH 34 34 34 47 39 11
V 113 r 117 r 115 r 151 F 138 32
Table 8-City Emergency Services Call Data,2014-2019.
It is our opinion that conditions are present within the District which may
endanger life or property by fire or other causes. By definition, the
presence of these conditions can be a menace to the public health, safety,
morals, or welfare.
33
DEVELOPMENT A I N I T I AT I V E S
Test number two - The predominance of the previously discussed five factors has
contributed to the retardation of the provisions of housing, constitute an economic or
social liability, or conditions that constitute a menace to the public health, safety, morals,
or welfare in its present condition and use.
Retards the provisions of housing accomodations
Overall, it is our opinion that the threshold is not met which would conclude that conditions
within the District retard the provision of housing accomodations. There are no impacts of
existing or likely future uses within the District which impact housing or the availability of
future housing.
Constitutes an economic liability
The District can become an economic liability when it is not producing the maximum
economic benefit to the community, such as the ability to pay real, personal and sales taxes,
all the while requiring the same or greater public expenses, such as fire, police and nuisance
code violation efforts. This analysis has documented numerous examples of deteriorated
site conditions within the District, as well as conditions which could possibly pose a hazard
to life and property. These conditions can cause a loss of potential sales tax if these
conditions deter potential customers or shoppers and can cause an economic liability.
The factors previously shown within this report combine to create an economic liability to
the retail viability of tenants and retail clientele within the District. Supporting this opinion
is the trend of a general decline in property condition within the District. A factor which
upholds this opinion is the tenant vacancy currently present within the Area. As mentioned
previously within this report, approximately fifty-five percent (55.54%x) of total property
parcels are vacant.
This in our opinion is a clear indication of an economic liability to the property and
surrounding area.
Constitutes a social liability
According Centene Plaza Redevelopment Corporation v. Mint Properties, et al., any metric
related to public health, safety, and welfare can be used to determine if social liabilities
exist within the District. This study was limited to qualitative analysis in order to make this
assessment. Field investigations revealed numerous instances which have the potential to
impact public health and welfare within the District. This could result in a negative
perception of the subject property and therefore creating a social liability. Based on this
analysis,the consultant concludes that social liabilities exist within the District.
34
DEVELOPMENT A I N I T I AT I V E S
Conditions that Constitute a Menace to the Public Health, Safety, Morals, or Welfare in its
Present Condition and Use.
As previously mentioned, there are numerous instances which have the potential to cause a
menace to public health and safety in its present condition. However, the one primary
condition is the potential flood impact to the District.
• Flood Impact. We estimate that approximately 35.08% of the total Development
Area is located within a designated flood impact area. This accounts for an area
which impacts eighteen (18) of the twenty-nine (29) property parcels within the
Development Area. We do know that the Development Area has been historically
impact by flood events throughout time, however attempts to calculate property
damage as the result of these impacts was unsuccessfull.
As previously outlined, crime is also recognized as a condition which is a menace to public
safety,whether it be to personal property or to individual personal safety. The crime rate in
and around the Proposed Planning Area appears to be moderate to significant, considering
the location. A review of Riverside, Missouri Police and Fire Departments call records from
2014 to present identified over six hundred sixty (660) incidents occurring within the
Planning Area. This equates to an average of over one hundred twenty-five (125) call per
year. Calls identified ranged from simple acccidents to suspicious activities.
CALL DATA
CALL TYPE 2014 2015 2016 2017 2018 2019
ACCIDENTS 26 7 12 13 16 2
ALARMS 21 26 13 32 27 7
ASSAULT 1 3 6 2 2 0
BURGLARY 1 0 0 1 1 0
DEST OF PROPERTY/PROP DAMAGE 2 1 2 3 3 1
DISTURBANCE 16 20 21 25 26 3
FIRE RELATED 0 4 2 4 3 2
FORGERY 0 0 0 0 0 0
FRAUD 3 0 1 3 2 0
HOMICIDE 0 0 0 0 0 0
INDECENTACT 1 1 0 0 0 0
INTOXICATED PERSON/DRIVER 3 8 9 6 8 3
LARCENY 3 7 11 11 9 3
NARCOTICS 2 1 1 1 0 0
PROWLER 0 1 0 0 0 0
ROBBERY 0 2 0 1 0 0
STOLEN AUTO 0 2 3 2 1 2 0
SUSPICIOUS ACTIVITY/PERSON/VEH 34 34 34 47 1 39 1 11
113 117 115 151 138 32
Table 10-City Emergency Services Call Data,2014-2019.
35
DEVELOPMENT R I N I T I AT I V E S
CID Blight Conclusion
The preceding analysis indicates that the District contains numerous outdated
improvements which do not permit the area to be utilized to its full potential. The
structures within the District are approximately 40 years of age and show numerous visual
examples of physical deterioration. Without improvements, it can be expected that a
potential decline in property assessment and property taxes might be possible.
The preceding analysis indicates that the District suffers from numerous unfavorable
blighting factors. Indications are that two of the five factors are present within the District.
This is the primary test as delineated in R.S.Mo. Section 67.1401.2 (3)(a) and summarized
below.
Retard the Constitute an Menace to the
provision of Economic or public health,
housing social liability safety, morals or
accommodation welfare
Defective or inadequate NO
street layout,
Insanitary or unsafe YES X X
conditions,
Deterioration of site NO
improvements,
Improper subdivision or NO
obsolete platting,
Conditions which endanger
life or property by fire and YES X X
other causes.
Table 11 -Summarization of CID Findings
As a result of the factors discussed above, we have determined that according to R.S. Mo.
Section 67.1401.2 (3)(a), the District as a whole meets the definition of a "blighted area"
and suffers from insanitary or unsafe conditions and conditions which endanger life or
property by fire or other causes. In addition these factors have caused conditions which
have become economic and social liabilities and constitute a menace to the public health,
safety, morals or welfare in its present condition and use. This is also shown in Table 7-
Summarization of CID Findings.
36
DEVELOPMENT I N I T I AT I V E S
Exhibit A: Ownership Information
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Figure 11 - Ownership ID Map.
37
DEVELOPMENT A I N I T I AT I V E S
Table 12 - Ownership Information.
Ownership Riverside Gateway Crossing CID
# County Parcel# Address Owner Acres
Ashcort,LLC
1 23-2.0-04-200-001-036.000 4720 N W Gateway Ave. 53831 NE 94th 1.51
Kansas City,MO 64156
Oslin Brothers,LLC
2 23-2.0-04-200-001-034.000 No address assigned 119 NW North Shore Dr. 1.77
Kansas City,MO 64151
TNC Enterprises,LLC
3 23-2.0-04-200-001-036.000 4702 NW Gateway Ave. 2303 N E 307th Terr 1.57
Kansas City,MO 64155
Humphreys Fund I Reit,LLC
4 23-2.0-04-200-001-032.000 No address assigned 17 NW 6th St. 4.60
Oklahoma City,OK 73102
Filger Oil Co,Inc.
5 23-2.0-04-200-001-024.000 2806 NW Vivion Rd. 1016 SW HwyJ 1.18
Plattsburg,MO 64477
Humphreys Fund I Reit,LLC
6 23-2.0-04-200-001-025.000 4600 NW Gateway Ave. 17 NW 6th St. 2.92
Oklahoma City,OK 73102
City of Riverside
7 23-2.0-04-200-006-001.000 No address assigned 2950 NW Vivion Rd. 0.40
Riverside,MO 64105
City of Riverside
8 23-2.0-04-200-006-002.000 4510 NW Gateway Ave. 2950 N W Vivion Rd. 1.46
Riverside,MO 64105
Patriots Bank
9 23-2.0-04-200-006-003.000 4438 N W Gateway Ave. 9200 NE Barry Rd. 1.40
Kansas City,MO 64157
Patriots Bank
10 23-2.0-04-200-006-006.000 No address assigned 9200 NE Barry Rd. 0.66
Kansas City,MO 64157
City of Riverside
11 23-2.0-04-100-006-059.000 4435 N W Gateway Ave. 2950 NW Vivion Rd. 1.12
Riverside,MO 64105
Parson,Lesa K Trust
12 23-2.0-04-100-006-060.000 4437 N W Gateway Ave. PO Box 9117 0.12
Riverside,MO 64150
Parson,Lesa K Trust
13 23-2.0-04-100-006-061.000 No address assigned PO Box 9117 0.08
Riverside,MO 64150
Rsm Rental Properties,LLC
14 23-2.0-04-100-006-062.000 4439 N W Gateway Ave. 4439 NW Gateway Ave. 1.39
Riverside,MO 64150
Rule,Edward D Trust&Kathi 1 Trust
15 23-2.0-04-100-006-063.000 4443 NW Gateway Ave. 9402 Cameron Rd. 0.37
Excelsior Springs,MO 64024
Rule,Edward&Kathi 1
16 23-2.0-04-100-006-064.000 4523 NW Gateway Ave. 3820 N W 52nd St, 6.17
Riverside,MO 64151
38
DEVELOPMENT A I N I T I AT I V E S
# County Parcel# Address Owner Acres
Filger Oil Co,Inc.
17 23-2.0-04-100-006-065.000 4517 N W Gateway Ave. 1016 SW Hwy J 2.48
Plattsburg,MO 64477
Rule Properties,LLC
18 23-2.0-04-100-006-067.000 4541 NW Gateway Ave. 9402 Cameron Rd. 1.18
Excelsior Springs,MO 64024
Rule,Edward D&Kathi J
19 23-2.0-04-100-006-068.000 No address assigned 9402 Cameron Rd. 0.03
Excelsior Springs,MO 64024
Rule,Edward D&Kathi 1
20 23-2.0-04-100-006-068.001 2711 NW Vivion Rd. 9402 Cameron Rd. 0.27
Excelsior Springs,MO 64024
Simons,Gary W&Elizabeth
21 23-2.0-04-100-006-070.000 2709 NW Vivion Rd. PO Box 157 0.72
Liberty,MO 64069
Rule,Edward D&Kathi J
22 23-2.0-04-100-006-066.000 No address assigned 9402 Cameron Rd. 1.09
Excelsior Springs,MO 64024
KC Leasing,Inc.
23 23-2.0-04-100-006-071.000 4610 NW Karen Blvd. 4223 N.Jarboe Ct. 0.59
Kansas City,MO 64116
City of Riverside
24 23-2.0-04-100-006-072.000 No address assigned 2950 NW Vivion Rd. 1.01
Riverside,MO 64105
City of Riverside
25 23-2.0-04-100-004-008.000 4601 NW Gateway Ave. 2950 NW Vivion Rd. 0.79
Riverside,MO 64105
Consolidated Library District k3
26 23-2.0-04-100-004-010.000 2700 NW Vivion Rd. 15616 E.Highway 24 1.42
Independence,MO 64050
J&D Mid-America Properties,LLC
27 23-2.0-04-100-004-007.000 4605 NW Gateway Ave. 16730 NW 139th Ct. 0.27
Platte City,MO 64079
Alexander,Donald D&Faye L
28 23-2.0-04-100-004-011.000 4609 NW Gateway Ave. 7718 N.Pamona PL 1.73
Kansas City,MO 64152
Peeler,George II&Brenda
29 23-2.0-04-100-004-006.000 4613 NW Gateway Ave. 14150 Ode Rd. 1.80
Platte City,MO 64079
Total Acreage 40.105
Total SF 1,746,972
Total Parcels 29
Total Owners 16
39
DEVELOPMENT A I N I T I AT I V E S
Table 13- Parcel Legal Descriptions.
Legal Riverside Gateway Crossing CID
Ashcort,LLC RIVERSIDE MISC ATR DAF:BEG NE COR NW 1/4 TH S430 FT
1 23-2.0-04-200-001-036.000 4720 NW Gateway Ave. 53831 N E 94th
(S)T W 50 FT TO TRUE POB TH S 225
Kansas City,MO 64156
Olsin Brothers,LLC RIVERSIDE A TR DAF:BEG PT 410 FT N AND 361.6 FT W S
2 23-2.0-04-200-001-034.000 No address assigned 119 NW North Shore Dr. COR NE 1/4 NW 1/4 TH W 303.1 F
Kansas City,MO 64151
TNC Enterprises,LLC
3 23-2.0-04-200-001-036.000 4702 NW Gateway Ave. 2303 NE 107thTerr RIVERSIDE BEGAT NE COR OF NW 1/4 TH S 660 F T W 50 F
TO POB THS 250 FT
Kansas City,MO 64155
Humphreys Fund I Reit,LLC
4 23-2.0-04-200-001-032.000 No address assigned 17 NW 6th St. QUIKTRIP STORE NO 170R LOT 2
Oklahoma City,OK 73102
Filger Oil Co,Inc. RIVERSIDE BEGIN 522'W AND 218'S OF THE NE CORNER OF
5 23-2.0-04-200-001-024.000 2806 NW Vivion Rd. 1016 SW HwyJ SE-NW-0450-33 THEN S 309'NE 49'SE 42'NE 260'NW 128'
Plattsburg,MO 64477 THEN WSW TO POB
Humphreys Fund I Reit,LLC
6 23-2.0-04-200-001-025.000 4600 NW Gateway Ave. 17 NW 6th St. QUIKTRIP STORE NO 170R LOT 1
Oklahoma City,OK 73102
City of Riverside
7 23-2.0-04-200-006-001.000 No address assigned 2950 NW Vivion Rd. WEDOW LOTS 1 AND 9
Riverside,MO 64105
City of Riverside
8 23-2.0-04-200-006-002.000 4510 NW Gateway Ave. 2950 NW Vivion Rd. WEDOW PART OF LOTS 2,3,4,6,8 AND ALL OF LOTS 3&7
Riverside,MO 64105
Patriots Bank WEDOW PRT OF LOTS 4 5 6 DAF:BEG AT SE COR OF LOT 5
9 23-2.0-04-200-006-003.000 4438 NW Gateway Ave. 9200 NE Barry Rd. TH NW 185FT TO POB T NW 72.75FT TH NW 389FT(S)TH
Kansas City,MO 64157
Patriots Bank WEDOW PRT OF LOT 5 DAF:POB IS AT SE COR OF SA LT H
10 23-2.0-04-200-006-006.000 No address assigned 9200 NE Barry Rd. SW 67.2FT TH NW 140.8
Kansas City,MO 64157
City of Riverside RIVERSIDE A TR LAND SEC 4 T 50 R 33 DAF:BEG NW COR N
11 23-2.0-04-100-006-059.000 4435 NW Gateway Ave. 2950 NW Vivion Rd. 1/4 TH S 1980 FT TH E 133.17
Riverside,MO 64105
Parson,Lesa KTrust RIVERSIDE MISC BEG AT NW COR OF NE1/4 TH S 198OF TH E
12 23-2.0-04-100-006-060.000 4437 NW Gateway Ave. PO Box 9117 133.1 F TO POB TH NW 30FTH E 151 F(S
Riverside,MO 64150
Parson,Lesa KTrust RIVERSIDE MISC BEG AT NW COR OF NE1/4 TH S 198OF TH E
13 23-2.0-04-100-006-061.000 No address assigned PO Box 9117 283.1 F TO POB TH N 30 FTH E 100 F T
Riverside,MO 64150
Rsm Rental Properties,LLC RIVERSIDE ATR LAND SEC 4 T 50 R 33 NE 1/4DAF:BEG CN
14 23-2.0-04-100-006-062.000 4439 NW Gateway Ave. 4439 NW Gateway Ave. SEC 4 TH N 670 FT(S)TH E 130
Riverside,MO 64150
40
DEVELOPMENT ro I N I T I AT I V E S
Tax Description (Provided by
Platte County,Missouri) (Note:tax description
0 County Parcel# Address Owner not to be used an legal or recorded documents)
Rule,Edward D Trust&Kathi 1 Trust RIVERSIDE A TR LAND SEC 4 T 50 R 33 NE 1/4DAF:BEG SW
15 23-2.0-04-100-006-063.000 4443 NW Gateway Ave. 9402 Cameron Rd. OR NE 1/4 TH N 740FT(S)TH E
Excelsior Springs,MO 64024
Rule,Edward&Kathi 1 RIVERSIDE A TR LAND SEC 4 T 50 R 33 NE 1/4DAF:BEG AT T
16 23-2.0-04-100-006-064.000 4523 NW Gateway Ave. 3820 NW 52nd St. 1000 FT(S)N OFAND 100 FT
Riverside,MO 64151
Filger Oil Co,Inc. RIVERSIDE MISC BEG AT NW COR OF NE 1/4 TH S 1510 F E
17 23-2.0-04-100-006-065.000 4517 NW Gateway Ave. 1016 SW Hwy J 102.4 F TO POB TH SW 35 F
Plattsburg,MO 64477
Rule Properties,LLC RIVERSIDE A TR LAND SEC 4 T 50 R 33 NE 1/4DAF:BEG C
1S 23-2.0-04-100-006-067.000 4541 NW Gateway Ave. 9402 Cameron Rd. SEC 4 TH N 1180 FT(S)TH E
Excelsior Springs,MO 64024
Rule,Edward D&KathiJ ROSE VALLEY PT OF LOT 2 DAF BEG NW COR NE 1/4 SEC 4
19 23-2.0-04-100-006-068.000 No address assigned 9402 Cameron Rd. TH S 1349.80FT TH E 171.01 FT TO POB TH NE 44FT TH NELY
Excelsior Springs,MO 64024 77.1 OFT TH S 88.25FT TH W BUT T
Rule,Edward D&Kathi J ROSE VALLEY PT OF LOT 2 DAF BEG NW COR OF NE 1/4
20 23-2.0-04-100-006-068.001 2711 NW Vivion Rd. 9402 Cameron Rd. SEC 4 TH S 1349.80F TH E 251.01 FT TO POB TH N 84.25FT
Excelsior Springs,MO 64024 TH NELY 172.30FT TH S 172.50FT TH W 14
Simons,Gary W&Elizabeth
21 23-2.0-04-100-006-070.000 2709 NW Vivion Rd. PO Box 157 ROSE VALLEY LOTS 3,4,5&6
Liberty,MO 64069
Rule,Edward D&Kathi 1 RIVERSIDE A TR LAND SEC 4 T 50 R 33 NE 1/4DAF:BEG CN
22 23-2.0-04-100-006-066.000 No address assigned 9402 Cameron Rd. SEC 4TH N 1110 FT(S)TH E 290
Excelsior Springs,MO 64024
KC Leasing,Inc.
23 23-2.0-04-100-006-071.000 4610 NW Karen Blvd. 4223 N.Jarboe Ct. ROSE VALLEY LOT 9 AND 10
Kansas City,MO 64116
City of Riverside
24 23-2.0-04-100-006-072.000 No address assigned 2950 NW Vivion Rd. ROSE VALLEY LOTS 7 AND 8
Riverside,MO 64105
City of Riverside ROSE VALLEY LT 1 OF ROSE VALLEY AND A TR DESCR POB
25 23-2.0-04-100-004-008.000 4601 NW Gateway Ave. 2950 NW Vivion Rd. IS T NW COR OF LT 1 TH NW 81.53
Riverside,MO 64105
Consolidated Library District#3 RIVERSIDE MISC TR NE 1/4 SEC 4 DAF:BEG 916F S&
26 23-2.0-04-100-004-010.000 2700 NW Vivion Rd. 15616 E.Highway 24 181.68F E OF NW COR OF NE 1/4 SEC 4 TH E 488.32F TH
Independence,MO 64050 S
1&D Mid-America Properties,LLC RIVERSIDE A TR LAND SEC 4 T 50 R 33 NE 1/4DAF:BEG NW
27 23-2.0-04-100-004-007.000 4605 NW Gateway Ave. 16730 NW 139th Ct. OR NE 1/4 SEC 4 THE 50 FT TH S
Platte City,MO 64079
Alexander,Donald D&Faye L RIVERSIDE MISC ATR LAND SEC 4 T 50 R 33 NE 1/4DAF:
28 23-2.0-04-100-004-011.000 4609 NW Gateway Ave. 7718 N.Pamona PL BEG NW OR NE 1/4 TH S 785FT TH E 50 F
Kansas City,MO 64152
Peeler,George II&Brenda
RIVERSIDE MISC ATR LAND SEC 4 T 50 R 33 NE 1/4DAF
29 23-2.0-04-100-004-006.000 4613 NW Gateway Ave. 14150 Ode Rd.
BEG NW OR NE 1/4 TH S 490FT(S)TH E
Platte City,MO 64079
41
DEVELOPMENT A I N I T I AT I V E S
Exhibit 13: Property Inspection Sheets
Property / Facility Inspection Form Tract 1
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4720 NW Gateway Ave. Parcel Number 23-2.0-04-200-001-036.000
Building Commercial # 1 Building n/a Basement: Yes X No
Type Stories Material
Is Property X I Yes No Property Size(Acres) 1.51
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs Limited
Excessive stored Vehicles None
not for retail sales purposes)
Open storage None observed.
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: River Role Skate Center. Structure constructed in 1970.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements Y Numerous locations of exterior envelope
deterioration noted. Primarily on roofing systems.
Deteriorated surface parking paving systems also
noted.
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
42
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 2
Date 4/9/2019 Inspector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assi ned Parcel Number 23-2.0-04-200-001-034.000
Building Vacant # Stories n/a Building n/a Basement: Yes No
Type Material
Is Property -T � Yes X No Property Size(Acres) 1.77
im roved
Property Condition
Retaininq Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None observed.
Excessive stored Vehicles None observed.
not for retail sales purposes)
Open Stora a None observed.
Accessory Structures None observed.
Public Sidewalks,Curbs,Gutter None observed.
Catch Basins None observed.
Street Lights No
Street Conditions None
Comments: Vacant, undeveloped. Land locked. Access difficult.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. Far western portion of site is within a
flood zone or flood impacted area.
3. Deteriorated Site Improvements
4. Improper Subdivision Y Parcel currently land locked with no vehicular or
pedestrian access available. Access only available
through adjacent property
5. Obsolete Platting
6. Life Endange(ing EndangeringCondition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
43
DEVELOPMENTA I N I T I AT I V E S
Property / Facility Inspection Form Tract 3
Date 4/9/2019 Ins ector JPotter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4702 NW Gateway Ave. Parcel Number 23-2.0-04-200-001-036.000
Building Commercial # 1 Building n/a Basement: Yes X No
Type Stories Material
Is Property X Yes No Properly Size(Acres) 1.57
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yes along Gateway Ave. fair condition
Lawns&Shrubs Limited. Western 1/a of parcel is siginifantly overgrown.
Excessive stored Vehicles Some storage to the west and north of the building. Appears to be related
not for retail sales purposes) to ongoing business operations.
Open storage Yes some located west and north of the building.
Accessory Structures Yes some business related storage west and north of primary buildin .
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins Yes along NW Gateway. Good condition.
Street Lights Yes
Street Conditions Good
Comments: Fastenal. Building constructed in 1965.
Condition Condition Comment
Present
1. Defective or inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
44
DEVELOPMENT D I N I T I AT I V E S
Property / Facility Inspection Form Tract 4
Date 4/9/2019 Ins ector ]Potter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assi ned Parcel Number 23-2.0-04-200-001-032.000
Building Vacant #Stories n/a Building n/a Basement: Yes No
Type Material
Is Properly Yes x No Property Size(Acres) 4.60
improved _J I -
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None observed.
Excessive stored Vehicles None observed.
not for retail sales purposes)
Open stora a None observed.
Accessory Structures None observed.
Public Sidewalks Curbs Gutter None observed.
Catch Basins None observed.
Street Lights No
Street Conditions None
Comments: Largely vacant and undeveloped. Property parcel surrounds QuickTrip. NW Gateway Ave. frontage
does exist.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. Western portion of site is within a
flood zone or flood impacted area.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization Y Existing vacancy and non-use of majority of site
indicate a possible economic liability to the financial
viability to the Planning Area. It should be
anticipated that with added investment to stabilize
and enhance the Area, increased tax revenue to local
jurisdictions may be possible. From this perspective,
redevelopment of the property is essential.
9. Social Liability Y Existing vacancy,potential flood impacts may
contribute to a negative perception regarding the
property.
10. Menace to Pub. Health,Sfty, Mrls,Wlfr
45
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 5
Date 4/9/2019 Ins ector IPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 2806 NW Vivion Road Parcel Number 23-2.0-04-200-001-024.000
Building Commercial # 1 Building n/a Basement: Yes X No
Type Stories Material
Is Property X I Yes No Property Size(Acres) 1.18
improved
Property Condition
Retaining Walls Fair. North fencing shows some scattered deterioration.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open stora a None
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins Yesgood condition.
Street Lights Yes
Street Conditions Good
Comments: Riverside Car Wash,construction date 2003.
Condition Condition Comment
Present
1. Defective or inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. Western portion of site is within a
flood zone or flood impacted area.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
46
DEVELOPMENT D I N I T I AT I V E S
Property / Facility Inspection Form Tract 6
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4600 Gateway Ave. Parcel Number 23-2.0-04-200-001-025.000
Building Commercial # 1 Building n/a Basement: Yes X No
Type Stories Material
Is Property X Yes No Property Size(Acres) 2.92
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yesgood condition.
Lawns&Shrubs Limitedgood condition.
Excessive stored Vehicles None
not for retail sales purposes)
Open stora a None.
Accessory Structures Yes fuel pump island. Good condition.
Public Sidewalks Curbs Gutter Yes ood condition.
Catch Basins Yes good condition.
Street Lights Yes
Street Conditions Good
Comments: Quicktrip,constructed 2014,opened 2015
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
47
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 7
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assi ned Parcel Number 23-2.0-04-200-006-001.000
Building Park # n/a Building n/a Basement: Yes X No
Type Stories Material
Is Property X Yes No Property Size(Acres) 0.40
improved
Property Condition
Retaining Walls None.
Private Sidewalks&Drives Yesgood condition.
Lawns&Shrubs Yesgood condition.
Excessive stored Vehicles None.
not for retail sales purposes)
Open storage None.
Accessory Structures Yes bell tower. Good condition.
Public Sidewalks Curbs Gutter Yesgood condition.
Catch Basins Yesgood condition.
Street Lights Yes
Street Conditions Good
Comments: Gateway Park.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
48
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 8
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4510 NW Gateway Ave. Parcel Number 23-2.0-04-200-006-002.000
Building Commercial- # 1 Building n/a Basement: Yes X No
Type Vacant Stories Material
Is Property X Yes No Property Size(Acres) 1.46
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage None
Accessory Structures None
Public Sidewalks Curbs Gutter Yesgood condition.
Catch Basins Yesgood condition.
Street Lights Yes
Street Conditions Good
Comments: Former Quicktrip, currently vacant. Constructed 1997. Site currently blocked off to provide no
vehicular access. Building is currently boarded up and secured.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Plattin
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization Y Existing vacancy indicate a possible economic liability
to the financial viability to the Planning Area. It
should be anticipated that with added investment to
stabilize and enhance the Area,increased tax
revenue to local jurisdictions may be possible. From
this perspective, redevelopment of the property is
essential.
9. Social Liability Y Existing vacancy may contribute to a negative
perception regarding the property.
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
49
DEVELOPMENT ro I N I T I AT I V E S
Property / Facility Inspection Form Tract 9
Date 4/9/2019 Ins ector IPotter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4438 NW Gateway Ave. Parcel Number 23-2.0-04-200-006-003.000
Building Commercial # 1 Building n/a Basement: Yes X No
Type Stories Material
Is Property X I Yes No Property Size(Acres) 1.40
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs None observed.
Excessive stored Vehicles None.
not for retail sales purposes)
Oven Stora a None.
Accessory Structures None.
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Park Bank. Originally constructed 1960.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. Majority of property parcel is within a
flood zone or flood impacted area. Historical flood
events have impacted this parcel and structures
resent.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
50
DEVELOPMENT D I N 1 T I AT I V E 5
Property / Facility Inspection Form Tract 10
Date 4/9/2019 Ins ector ]Potter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assigned Parcel Number 23-2.0-04-200-006-006.000
Building Commercial # 1 Building n/a Basement: Yes No
Type Stories Material
Is Property X Yes No Property Size(Acres) 0.66
im roved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None observed.
Excessive stored Vehicles None.
not for retail sales purposes)
Open storage None.
Accessory Structures None.
Public Sidewalks Curbs Gutter None.
Catch Basins None observed.
Street Lights N/A
Street Conditions Good
Comments: Vacant, but adjacent to Bank Drive Thru.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. Majority of property parcel is within a
flood zone or flood impacted area. Historical flood
events have impacted this parcel and structures
resent.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
51
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 11
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4435 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-059.000
Building Vacant #Stories n/a Building n/a Basement: Yes No
Type Material
Is Property Yes X No Property Size(Acres) 1.12
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None observed.
Excessive stored Vehicles None.
not for retail sales purposes)
Open storage None.
Accessory Structures I None.
Public Sidewalks Curbs Gutter None.
Catch Basins None observed.
Street Lights N/A
Street Conditions Good
Comments: Vacant. Uncertain to previous site improvements.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. Entire property parcel is within a flood
zone or flood impacted area. Historical flood events
from Line Creek have impacted this parcel and
structures present.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
52
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 12
Date 4/9/2019 Ins ector JPotter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4437 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-060.000
Building Commercial # 1 1 Building n/a Basement: IYes No
Type Stories Material
Is Property X Yes No Property Size(Acres) 0.12
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
0 en stora a None observed.
Accessory Structures Yes some located along eastern portion of building.
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Lisa's Central States Mortuary Services,4437 NW Gateway Avenue. Originally constructed in 1940.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
53
DEVELOPMENT D I N I T I AT I V E S
Property / Facility Inspection Form Tract 13
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assigned Parcel Number 23-2.0-04-100-006-061.000
Building Commercial- #Stories n/a Building n/a Basement: Yes No
Type Vacant Material
Is Property -T � Yes X No Property Size(Acres) 0.08
im roved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage None observed.
Accessory Structures Yes some located along eastern portion of building.
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Property appears to be vacant.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 90%of property parcel is within a
flood zone or flood impacted area. Historical flood
events from Line Creek have impacted this parcel
and structures iDresent.
3. Deteriorated Site Improvements
4. 'Improper Subdivision
5. Obsolete Platting Y Land locked property parcel. Access only available
through adjacent property.
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit /Underutilization
9. 1 Social Liability
10. 1 Menace to Pub. Health,Sft ,Mrls,Wlfr
54
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 14
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4439 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-062.000
Building Commercial& # 1 Building n/a Basement: Yes No
Type Vacant Stories Material
Is Property 7 X Yes No Property Size(Acres) 1.39
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yes fair condition.
Lawns&Shrubs None.
Excessive stored Vehicles Some vehicular storage exists on the eastern portion of the site. Some
(not for retail sales purposes) vehicles appear to be utilized as part of regular business operations,but
several appear to be long term storage or abandoned.
Open storage Yes,some located along eastern portion of building,but appears to be part
of re ular business operations.
Accessory Structures Yes minimal appears to be part of regular business operations.
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Li hts Yes
Street Conditions Good
Comments: RS Mechanical, HVAC contractor. Structure originally constructed 1960.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 60%of property parcel is within a
flood zone or flood impacted area. Historical flood
events from Line Creek have impacted this parcel
and structures present.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. 1 Economic Liabilit /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,MrIs,Wlfr
55
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 15
Date 4/9/2019 Ins ector ]Potter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4443 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-063.000
Building Commercial. # 1 1 Building n/a Basement: Yes X No
Type Stories Material
Is Property X Yes No Property Size(Acres) 0.37
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open stora a None
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: 4443 NW Gateway, orginal structure constructed 1950. Swope Health Northland recently vacated
site. New use or tenant is unknown.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. 'Obsolete Platting
6. Life Enclongedng Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
56
DEVELOPMENT P
I N I T I AT I V E S
Property / Facility Inspection Form Tract 16
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4523 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-064.000
Building Commercial& # 1 Building n/a Basement: Yes X No
Type Vacant Stories Material
Is PropertyX Yes No Property Size(Acres) 6.17
improved
Property Condition
Retaining Walls None.
Private Sidewalks&Drives Yes fair to poor condition
Lawns&Shrubs None
Excessive stored Vehicles Yes. Appears to be some semi-truck parking along the eastern portion of
not for retail sales purposes) the site. However,none of the vehicles observed appear to be abandoned.
Open storage I Yes some located along western portion of building.
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins Yesgood condition.
Street Lights Yes
Street Conditions Good
Comments: 4523 NW Gateway. Tenant unknown. Majority of site vacant.
Condition Condition Comment
Present
1. Defective or Inadequate Street La out
2. Insanitary/Unsafe Condition Y Flood impact. 80%of property parcel is within a
flood zone or flood impacted area,primarily along
the eastern portion of the site. Historical flood events
from Line Creek have impacted this parcel and
structuresresent.
3. Deteriorated-Site Improvements Y Paved parkingsurfaces deteriorated.
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liabilit /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
57
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 17
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4517 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-065.000
Building Vacant #Stories n/a Building n/a Basement: Yes. No
Type Material
Is Property Yes X No Property Size(Acres) 2.48
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yespoor condition.
Lawns&Shrubs None.
Excessive stored Vehicles None.
not for retail sales purposes)
Open storacie None.
Accessory Structures None.
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Vacant,truck parking. Surface parking area deteriorated,severely in some location.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 20%of property parcel is within a
flood zone or flood impacted area,primarily along
the eastern portion of the site. Historical flood events
from Line Creek have impacted this parcel and
structures present.
3. Deteriorated Site Improvements Y Vacant parcel,surface parking areas deteriorated,
severly in some locations.
4.
Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization Y Existing vacancy indicate a possible economic liability
to the financial viability to the Planning Area. It
should be anticipated that with added investment to
stabilize and enhance the Area,increased tax
revenue to local jurisdictions may be possible. From
this perspective, redevelopment of the property is
essential.
9. Social Liability Y Existing vacancy may contribute to a negative
perception regarding the property.
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
58
DEVELOPMENT 14 1 N I T I AT I V E S
Property / Facility Inspection Form Tract 18
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4541 NW Gateway Ave. Parcel Number 23-2.0-04-100-006-067.000
Building Commercial # 1 Building n/a Basement: Yes No
Type Stories Material
Is Property X Yes No Property Size(Acres) 1.18
improved
Property Condition
Retaining Walls None.
Private Sidewalks&Drives Yes fair condition. Some surface paving deterioration noted but minor.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open stora a None
Accessory Structures None
Public Sidewalks Curbs Gutter Yesgood condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Corner Cafe Riverside,4541 NW Gateway Ave. Orginally constructed 1994.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
59
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 19
Date 4/9/2019 Ins ector JPotter
City Riverside,Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assigned Parcel Number 23-2.0-04-100-006-068.000
Building Vacant #Stories n/a Building n/a Basement: Yes No
Type Material
Is PropertyYes No Property Size(Acres) 0.03
improved
Property Condition
Retaining Walls None
Private Sidewalks&Drives Yes fair condition. Some surface paving deterioration noted but minor.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage None
Accessory Structures None
Public Sidewalks Curbs Gutter Yesgood condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Parking lot for Corner Cafe
Condition Condition Comment
Present
1. Defective or Inadequate Street La out
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endan erin" Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
60
DEVELOPMENT D I N I T I AT I V E S
Property / Facility Inspection Form Tract 20
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 2711 NW Vivion Rd. Parcel Number 23-2.0-04-100-006-068.001
Building vacant # Stories 1 Building n/a Basement: Yes No
Type Material
Is PropertyX Yes No Property Size(Acres) 0.27
improved
Property Condition
Retaining Walls None
Private Sidewalks&Drives Yes fair condition. Some surface paving deterioration noted but minor.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open stora a None
Accessory Structures None
Public Sidewalks Curbs Gutter Yesgood condition.
Catch Basins None observed.
Street lights Yes
Street Conditions Good
Comments: Corner Cafe parking lot.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabili /Underutilization
9. 1 Social Liability
10. 1 Menace to Pub. Health,Sfty,Mrls,Wlfr
61
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 21
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 2709 NW Vivion Rd. Parcel Number 23-2.0-04-100-006-070.000
Building Commercial # 1 Building n/a Basement: Yes No
Type Stories Material
Is Property X Yes No Property Size.(Acres) 0.72
improved
Property Condition
Retaining Walls Fair. West retaining wall along parking lot shows some scattered
deterioration.
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales ur oses
Open storage Yes some located along western portion of building.
Accessory Structures Yes,good condition.
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Sonic Drive-thru,2707 NW Vivion Rd. Constructed 2001.
Condition Condition Comment
Present
1. Defective or Inadequate Street La out
2. Insanitary/Unsafe Condition Y Flood impact. 100%of properly parcel is within a
flood zone or flood impacted area,primarily along
the eastern ortion of the site.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
62
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 22
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assigned Parcel Number 23-2.0-04-100-006-066.000
Building Vacant # Stories n/a Building n/a Basement: Yes No
Type I Material
Is Property -T � Yes X No Property Size(Acres) 1.09
im roved
Property Condition
Retaining Walls None
Private Sidewalks&Drives None
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
0 en stora a None
Accessory Structures None
Public Sidewalks Curbs Gutter None
Catch Basins None observed.
Street Lights None
Street Conditions None
Comments: Property vacant, undeveloped. Landlocked.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 100%of property parcel is within a
flood zone or flood impacted area, primarily along
the eastern portion of the site.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting Y Land locked property parcel. Access only available
through adjacent property.
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization Y Existing vacancy indicates a possible economic
liability to the financial viability to the Planning Area.
It should be anticipated that with added investment to
stabilize and enhance the Area,increased tax
revenue to local jurisdictions may be possible. From
this perspective, redevelopment of the property is
essential.
9. Social Liability Y Existing vacancy may contribute to a negative
Perception regarding the property.
10. Menace to Pub. Health,Sft ,Mrls,Wlfr
63
DEVELOPMENT R I N I T I AT I V E S
Property / Facility Inspection Form Tract 23
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4610 NW Karen Blvd. Parcel Number 23-2.0-04-100-006-071.000
Building Vacant # Stories n/a Building n/a Basement: Yes No
Type Material
Is Property Yes X No Property Size(Acres) 0.59
improved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives None observed.
Lawns&Shrubs Yes excessive unmaintained.
Excessive stored Vehicles None observed.
not for retail sales purposes)
Open storage None observed.
Accessory Structures I None
Public Sidewalks Curbs Gutter No. street in poor condition.
Catch Basins None observed.
Street Lights None observed.
Street Conditions Poor.
Comments: Vacant, small narrow parcel. No improvements, excessive, unmaintained vegetation. Access via
deteriorated NW Karen Blvd.
Condition Condition Comment
Present
1. -Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 100%of property parcel is within a
flood zone or flood impacted area, primarily along
the eastern portion of the site.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization Y Existing vacancy indicates a possible economic
liability to the financial viability to the Planning Area.
It should be anticipated that with added investment to
stabilize and enhance the Area,increased tax
revenue to local jurisdictions may be possible. From
this perspective, redevelopment of the property is
essential.
9. Social Liability Y Existing vacancy may contribute to a negative
perception regarding the property.
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
64
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 24
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address No Address Assigned Parcel Number 23-2.0-04-100-006-072.000
Building Vacant # Stories n/a Building n/a Basement: Yes No
Type Material
Is Property -T � Yes X No Property Size(Acres) 1.01
im roved
Property Condition
Retaining Walls None observed.
Private Sidewalks&Drives Yesgood condition.
Lawns&Shrubs Yes fair condition.
Excessive stored Vehicles None observed.
not for retail sales purposes)
O en Stora a None observed.
Accessory Structures None
Public Sidewalks Curbs Gutter No. Karen street in poor condition.
Catch Basins None observed.
Street Lights None observed.
Street Conditions Poor.
Comments: Vacant. No improvements.Access via deteriorated NW Karen Blvd.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 100%of property parcel is within a
flood zone or flood impacted area,primarily along
the eastern portion of the site.
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Possible flood impact.
7. Retardation of Housing Accommodations
8. Economic Liability/Underutilization Y Existing vacancy indicates a possible economic
liability to the financial viability to the Planning Area.
It should be anticipated that with added investment to
stabilize and enhance the Area,increased tax
revenue to local jurisdictions may be possible. From
this perspective, redevelopment of the property is
essential.
9. Social Liability Y Existing vacancy may contribute to a negative
perception regarding the property.
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
65
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 25
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4601 NW Gateway Ave. Parcel Number 23-2.0-04-100-004-008.000
Building Vacant #Stories n/a Building n/a Basement: Yes No
Type I Material
Is PropertyYes X No Property Size(Acres) 0.79
improved 71
1
Property Condition
Retaining Walls None
Private Sidewalks&Drives None
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage None
Accessory Structures I None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins Yesgood condition.
Street Lights Yes
Street Conditions Good
Comments: Vacant,was former Quick Trip location.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,MrIs,Wlfr
66
DEVELOPMENT D I N I T I AT I V E S
Property / Facility Inspection Form Tract 26
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 2700 NW Vivion Rd. Parcel Number 23-2.0-04-100-004-010.000
Building Institutional- # 1 Building n/a Basement: Yes No
Type Libra Stories Material
Is Property X Yes No Property Size(Acres) 1.42
improved
Property Condition
Retaining Walls None
Private Sidewalks&Drives Yesgood condition
Lawns&Shrubs Yes,good.
Excessive stored Vehicles None
not for retail sales purposes)
Open stora a None
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Mid-Continent Public Library, 2700 NW Vivion Rd. Date of construction is unknown. Facility in good
condition.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. 1 Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
67
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 27
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4605 NW Gateway Ave. Parcel Number 23-2.0-04-100-004-007.000
Building Commercial # 1 Building n/a Basement: Yes No
Type Stories Material
Is Property X Yes No Property Size(Acres) 0.27
im roved
Property Condition
Retaining Walls Fair. East retaining wall shows some scattered deterioration.
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage Yes some located along eastern portion of building.
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Li hts Yes
Street Conditions Good
Comments: Gateway Laundry,4605 NW Gateway Ave. date of construction 1970.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liabilit
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
68
DEVELOPMENT INITIATIVES
Property / Facility Inspection Form Tract 28
Date 4/9/2019 Ins ector JPotter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4609 NW Gateway Ave. Parcel Number 23-2.0-04-100-004-011.000
Building Commercial + I # 1 Building n/a Basement: Yes No
Type Vacant Stories Material
Is Property X Yes No Property Size(Acres) 1.73
improved
Property Condition
Retaining Walls None observed
Private Sidewalks&Drives Yes,overall fair condition. Some scattered locations along eastern portion of
surface parking area showing deterioration.
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage I None
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: Revolution Ministries,4613 NW Gateway Ave., +vacant to east. Date of construction 1974.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition Y Flood impact. 5%of property parcel is within a flood
zone or flood impacted area,primarily along the
eastern portion of the site.
3. Deteriorated Site Improvements Y Scattered surface paving systems on eastern portion
of parking lot show signs of deterioration.
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other Y Flood Issues.
7. Retardation of Housing Accommodations
8. Economic Liabili /Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
69
DEVELOPMENT A I N I T I AT I V E S
Property / Facility Inspection Form Tract 29
Date 4/9/2019 Ins ector ]Potter
City Riverside, Missouri Project/Survey The Riverside Gateway Crossing
Area CID
Address 4613 NW Gateway Ave. Parcel Number 23-2.0-04-100-004-006.000
Building Commercial # 1 Building n/a Basement: Yes No
Type Stories Material
Is Property X I Yes No Property Size(Acres) 1.80
improved
Property Condition
Retaining Walls None
Private Sidewalks&Drives Yes fair condition
Lawns&Shrubs None
Excessive stored Vehicles None
not for retail sales purposes)
Open storage None
Accessory Structures None
Public Sidewalks Curbs Gutter Yes fair condition.
Catch Basins None observed.
Street Lights Yes
Street Conditions Good
Comments: In-line shops. Date of construction 1977. Varying tenants: Ranger Trophies, Haircuts by Luisa,
Planet of Dog Grooming,Church of Pentecost, Home cleaning Centers of America.
Condition Condition Comment
Present
1. Defective or Inadequate Street Layout
2. Insanitary/Unsafe Condition
3. Deteriorated Site Improvements
4. Improper Subdivision
5. Obsolete Platting
6. Life Endangering Condition
-Fire
-Environmental
-Other
7. Retardation of Housing Accommodations
8. Economic Liabilit/Underutilization
9. Social Liability
10. Menace to Pub. Health,Sfty,Mrls,Wlfr
70
DEVELOPMENT ro I N I T I AT I V E S
Exhibit C: Photo Log
The following supplemental photograph log (not included previously in report) presents a
review of the property tracts within the proposed District. Photos include images of
property condition, infrastructure condition, and overall aspects of the facilities located
within the District. All photos were taken on April 9, 2019, approximately 10:30 am.
$ r:
`
Photo 1—Undeveloped land, Semi-truck parking.
Unimproved property, partially improved, some scattered long-term parking apparently
existing on site. Vacancy can show a lack of maintenance and also affect the social liability
of a parcel and even the surrounding area.
71
DEVELOPMENT I N I T I AT I V E S
r
rA
r
Photo 2—Undeveloped land & deteriorated drive-isle in foreground.
Unimproved property, partially improved, some scattered long-term parking apparently
existing on site. Vacancy can show a lack of maintenance and also affect the social liability
of a parcel and even the surrounding area.
72
DEVELOPMENT A I N I T I AT I V E S
�s�t
A
Photo 3—Vacant, boarded up former Quick Trip.
Unimproved property, partially improved, some scattered long-term parking apparently
existing on site. Vacancy can show a lack of maintenance and also affect the social liability
of a parcel and even the surrounding area. This property is located at a prominent
intersection and it's vacancy contributes to an overall economic liability for the area.
Occupied use can increase local tax base and contribute to increased revenue to taxing
jurisdictions.
73
DEVELOPMENT A I N I T I AT I V E S
J-
Photo 4—Damaged/Deteriorated roofing systems.
Deteriorated exterior envelope systems (including roof elements) can lead to water
infiltration and compromised interior finishes, including possible health issues if not
remedied.
74
D E V E L O P M E N T I N I T I A T I V E S
M,
I .. .
4p •lty .-- i
i 1
. '='�'?` 'der. � `k'' ��sn'` �=..�y �•�_ *> -
Photo 5—Damaged/deteriorated exterior wall.
General deteriorated exterior structure wall. Image shows general lack of maintenance.
75
DEVELOPMENT A I N I T I AT I V E S
t
•*� � .r�.. may,,
t �m v ink+ � ��+�';.:5'iV.��i•. q
Yt F
to
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Photo 6—Illegally dumped trash/debris.
View of illegally dumped trash/tires. Illegal dumping is a property crime which can
comtribute to the social and economic liability of a property and surrounding area.
76
DEVELOPMENT A I N I T I AT I V E S
Ali
4 )
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Photo 7—View of unimproved NW Karen Blvd. View to the south.
As it exists, unimproved NW Karen Blvd lacks curbs, gutters and sidewalks. This can pose a
economic and social liability in its current condition. Lack of improvements also indicates a
lack of regular maintenance and can lead to vehicular and pedestrian hazards.
77
D E V E L O P M E N T D
I N I T I A T I V E S
E:
if
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r �y
. - .L.• ,` n Vim+-L_. .•.'...
Photo 8—View of unimproved NW Karen Blvd. View to the south.
As it exists, unimproved NW Karen Blvd lacks curbs, gutters and sidewalks. This can pose a
economic and social liability in its current condition. Lack of improvements also indicates a
lack of regular maintenance and can lead to vehicular and pedestrian hazards.
78
DEVELOPMENT A I N I T I AT I V E S
fi
77 IPMPI'
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f.
`�• - r�..�,1 epi .�_. �^ r jr7�
". .'�'" .�. .•rte:".„� '.�M � 'C�. '�"rC '
Photo 9—Undeveloped land.
View of undeveloped land along Karen Blvd. View looking east.
79
D E V E L • P M E N T •
i �4 � t• ftp�_ �� �, JA� ,+
�� ` •� ` c �."=TI. R ��� � w Ash' 3{
rid i�
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Photo 1 —Undeveloped land.
View of •- ••-• land along Karen Blvd. View to
80
DEVELOPMENT A I N I T I AT I V E S
Exhibit D: 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 my personal, unbiased professional
analyses, opinions, and conclusions.
3. 1 have no present or prospective interest in the property that is the subject of this
report, and I have no personal interest with respect to the parties involved.
4. 1 have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. My compensation is not contingent on an action or event resulting from the
analyses, opinions, or conclusions in, or the use of,this report.
6. Jim Potter,AICP has made a personal inspection of the property that is the subject
of this report on March 21, 2019.
7. This study is not based on a requested result or a specific conclusion.
8. 1 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.
James Potter,AICP, LEED GA
Development Initiatives
81
DEVELOPMENT ro I N I T I AT I V E S
Exhibit E: Consultant Qualifications
milk
DFVFIOPMFNT ff INITIAI IVES
Partner Profile
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82
DEVELOPMENT INITIATIVES
DEVELOPMENT INITIATIVES, BLIGHT/CONSERVATION-PROJECT SUMMARY
• BLIGHT ANALYSIS(CID),45TH&MAIN CID,KANSAS CITY,MO
• BLIGHT ANALYSIS(353), DOWNTOWN UPLIFT 353,CITY OF CAMERON,MO
• BLIGHT ANALYSIS(TIF),ASSOCIATED WHOLESALE GROCERS,GARDNER, KS
•_ BLIGHT ANALYSIS(353),MAIN CENTER REDEVELOPMENT CORPORATION,CITY OF BLUE SPRINGS,MO
• BLIGHT ANALYSIS(TIF),CITY OF MOUNT VERNON,MO
• BLIGHT ANALYSIS&REDEVELOPMENT PLAN(PI EA), 19TH&MCGEE, KANSAS CITY,MO
• BLIGHT ANALYSIS(TIF),ALLIS-CHALMERS, INDEPENDENCE,MO
• BLIGHT ANALYSIS(CID),GRANDVIEW STATION,GRANDVIEW,MO
• BLIGHT ANALYSIS&REDEVELOPMENT PLAN (PIER), EAST BANNISTER AMENDMENT, KANSAS CITY,MO
• BLIGHT ANALYSIS&REDEVELOPMENT PLAN (PIER), NORTH MONTGALL PIER, KANSAS CITY,MO
• BLIGHT ANALYSIS(CID),85 WORNALL, KANSAS CITY,MO
• BLIGHT ANALYSIS(353),2708 TROOST, KANSAS CITY,MO
• BLIGHT ANALYSIS(CID), KANSAS&KEARNEY,SPRINGFIELD,MO
• BLIGHT ANALYSIS(TIF),OSAGE STATION,OSAGE BEACH,MO
• BLIGHT ANALYSIS&REDEVELOPMENT PLAN(PIEA), EAST BANNISTER, KANSAS CITY,MO
• BLIGHT ANALYSIS(353),CITY OF NORTH KANSAS CITY,MO
• BLIGHT ANALYSIS(353),HILLYARD TIF,ST.JOSEPH,MO
• BLIGHT ANALYSIS(TIF),VILLAGE AT VIEW HIGH, LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(CID), INTERCONTINENTAL, KANSAS CITY,MO
• BLIGHT ANALYSIS(LORA),50/M-291 HIGHWAY URA EXPANSION, LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(CID),FLINT HILLS MALL,EMPORIA, KS
• BLIGHT ANALYSIS(CID), LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(353), DOWNTOWN RICHMOND,MO
• BLIGHT ANALYSIS(TIF),GATEWAY VILLAGE,GRANDVIEW,MO
• BLIGHT ANALYSIS(353),ALANA HOTEL APARTMENTS, KANSAS.CITY,MO
• BLIGHT ANALYSIS(TIF),MISSION FALLS TIF,MISSION, KS
• BLIGHT ANALYSIS(LORA), EAST CROSSROADS URA, KANSAS CITY,MO
• BLIGHT ANALYSIS(TIF),JOPLIN,MO
• BLIGHT ANALYSIS(TIF),ARROWHEAD POINTE,OSAGE BEACH,MO
• BLIGHT ANALYSIS(353),JKV,LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(353/CID), ROLLA,MO
• BLIGHT ANALYSIS(353), LIBERTY,MO
• BLIGHT ANALYSIS(EEZ), HOLT COUNTY,MO
• BLIGHT ANALYSIS(CID), LAKEWOOD CID, LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(CID),SOUTH GLENSTONE CID,SPRINGFIELD,MO
• BLIGHT ANALYSIS(353),RICHMOND,MO
• BLIGHT ANALYSIS(LORA),50/M-291, LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(LORA), LAKEWOOD BUSINESS PARK, LEE'S SUMMIT,MO
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PI EA), 18TH&MCGEE AMENDMENT, KANSAS CITY,MO
• BLIGHT ANALYSIS(LORA),36TH&GILLHAM,KANSAS CITY,MO
• BLIGHT ANALYSIS(CID),NOLAND FASHION SQUARE,INDEPENDENCE,MO
• BLIGHT ANALYSIS(353),HEER'S BUILDING,SPRINGFIELD,MO
• BLIGHT ANALYSIS(TIF),VIEW HIGH GREEN, LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(353),BELVOIR 353 PLAN, LIBERTY,MO
• BLIGHT ANALYSIS(TIF), BELVOIR TIF PLAN, LIBERTY,MO
• BLIGHT ANALYSIS(CID),SOUTH 63 CORRIDOR CID,CITY OF KIRKSVILLE,MO
• CONSERVATION ANALYSIS(TIF),WINCHESTER,KANSAS CITY,MO
• BLIGHT ANALYSIS(TIF),CARONDELET,KANSAS CITY,MO
• BLIGHT ANALYSIS(TIF),SUNRISE BEACH,MISSOURI
• BLIGHT ANALYSIS(353),CITY OF LEE'S SUMMIT,MISSOURI
• BLIGHT ANALYSIS(LCRA), DOWTOWN CORE,CITY OF LEE'S SUMMIT,MO
83
DEVELOPMENT rp I N I T I AT I V E S
• BLIGHT ANALYSIS(LORA), LICATA PLAN,CITY OF LEE'S SUMMIT,MO
• BLIGHT ANALYSIS(353),CITY OF LIBERTY,MISSOURI
• BLIGHT ANALYSIS-PEER REVIEW(353),GRANDVIEW,MO
• BLIGHT ANALYSIS(CID),CROSSROADS SHOPPING CENTER, LIBERTY,MO
• BLIGHTANALYSIS(TIF),HIGHWAY Y&58,BELTON,MO
• BLIGHTANALYSIS(CID),LIBERTY CORNERS SHOPPING CENTER, LIBERTY,MO
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PI EA),VIVION CORRIDOR,KMCO
• BLIGHTANALYSIS(TIF),SOUTH HIGHWAY 63 CORRIDOR,KIRKSVILLE,MISSOURI
• BLIGHTANALYSIS-PEER REVIEW, (TIF),ATCHISON,MISSOURI
• BLIGHTANALYSIS(TIF), HIGHPOINTE SHOPPING CENTER,OSAGE BEACH,MISSOURI
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PI EA),39TH&STATE LINE, KCMO
• CONSERVATION ANALYSIS (MODESA), LAKE OZARK,MISSOURI
• BLIGHT ANALYSIS-PEER REVIEW, (TIF),MARINA VIEW, KIRKSVILLE,MISSOURI
• CONSERVATION ANALYSIS (TIF),CLAYTON,MISSOURI
• BLIGHTANALYSIS, (TIF), DOGWOOD CENTRE,KIRKSVILLE,MISSOURI
• BLIGHTANALYSIS, (TIF), BRISCOE TIF,LAKE OZARK,MISSOURI
• BLIGHTANALYSIS, (TIF), US 54&BUSINESS 54, LAKE OZARK,MISSOURI
• BLIGHTANALYSIS, (TIF),QUADRA TIF,BELTON,MISSOURI
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PTEA),DODSON PTEA, KCMO
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PTEA),CROSSROADS ARTS, KCMG
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PTEA),CROSSROADS AMENDMENT, KCMO
• BLIGHTANALYSIS, (TIF), ROGERS SPORTING GOODS, LIBERTY,MISSOURI
• BLIGHT ANALYSIS, (TIF), BELTON MARKETPLACE, BELTON,MISSOURI
• BLIGHTANALYSIS-PEER REVIEW, (353),WESTFIELD CORPORATION,ST.CHARLES,MISSOURI
• BLIGHTANALYSIS, (TIF), KANSAS CITY,MO SWOPE COMMUNITY BUILDERS
• CONSERVATION ANALYSIS, (TIF), LAKE LOTAWANA,MO
• BLIGHT ANALYSIS, (TIF),OSAGE BEACH,MO,OAK RIDGE LANDING DEVELOPMENT
• BLIGHT ANALYSIS,(TIF), LAKE OZARK,MO,STANTON DEVELOPMENT COMPANY
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN(PTEA),WASHINGTON 23 AMENDMENT,KCMO
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PI EA),FILM ROW,KCMO
• CONSERVATION ANALYSIS, (TIF),KANSAS CITY,MO,TIME EQUITIES,.INC.,NEW YORK, NY
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PTEA),VALENTINE/BROADWAY, KCMO
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PTEA),WASHINGTON 23, KCMG
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PI EA),BOULEVARD BREWING COMPANY,KCMO
• BLIGHTANALYSIS(TIF),OZARK DIVERSIFIED DEVELOPERS, BRANSON,MO
• BLIGHT ANALYSIS(TIF),MCCOWN GORDON CONSTRUCTION, KCMG
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PTEA),LEVITT ENTERPRISES, KCMG
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PTEA),TIME EQUITIES, NY, NY
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PIER), URBAN COEUR DEVELOPMENT, KCMO
• BLIGHTANALYSIS(TIF),HOSPITALITY MANAGEMENT Assoc., LINCOLN,NE
• BLIGHTANALYSIS(TIF), HUSCH&EPPENBERGER, LLC, KANSAS CITY,MO
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PIER), KANSAS CITY NEIGHBORHOOD ALLIANCE, KCMG
• BLIGHT ANALYSIS(TIF), KING HERSHEY,ATTORNEYS AT LAW, KCMO
• BLIGHTANALYSIS(TIF), LATHROP&GAGE,ATTORNEYS AT LAW,KCMO
• BLIGHTANALYSIS(TIF),POLSINELLI SHALTON WELTE,ATTORNEYS AT LAW, KANSAS CITY,MO
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PTEA),COMPASS ENVIRONMENTAL,CHICAGO,ILLINOIS
• BLIGHTANALYSIS(TIF),DST REALTY, KANSAS CITY,MO
• BLIGHTANALYSIS AND REDEVELOPMENT PLAN (PIER)MCZ CENTRUM,CHICAGO, ILLINOIS
• BLIGHT ANALYSIS AND REDEVELOPMENT PLAN (PTEA) UNION HILL DEVELOPMENT,KCMO
• BLIGHT STUDY AND ANALYSIS(TIF),GRAIN VALLEY,MISSOURI,WARD DEVELOPMENT COMPANY
• BLIGHT STUDY AND ANALYSIS,PERSHING STATION PARTNERS, KANSAS CITY,MISSOURI
84
-HUSCH BLACKWELL
Chris Kline
Attorney
4801 Main Street, Suite 1000
Kansas City,Missouri 64112
Direct: 816-983-8258
Fax: 816-983-8080
Chris.Kline@buschblackwell.com
October 3,2019
VIA FEDEX DELIVERY
Robin Kincaid, City Cleric
City of Riverside,Missouri
2950 NW Vivion Road
Riverside, MO 64150
Re: Proposed designation of blight for The Riverside Gateway Crossing Community
Improvement District(the"District")
Dear Ms.Kincaid,
On September 24, 2019, the board of directors of the District approved Resolution 2019-
05 (the "District Resolution") which (i) approved a Blight Study Report (the "Blight Study") for
the District and (ii) authorized the District to present the Blight Study to the Board of Aldermen
of the City of Riverside, Missouri (the "City") for consideration of an ordinance designating the
District a blighted area in accordance with Section 67.1401.2(3)(a) of the Revised Statutes of
Missouri. Enclosed please find one(1)hard copy of the Blight Study and the District Resolution, as well
as a CD which includes an electronic copy of each document. The District respectfully requests that the
City conduct a public hearing to present the Blight Study and to consider an ordinance for approval of the
blight designation.
If you have any questions, please do not hesitate to-contact me. Thank you in'advance for
your attention to this matter.
Sincerely,
Chris Kline
DocID:4830-7373-8920.1 Husch Blackwell LLP
RESOLUTION NO. 2019-05
THE RIVERSIDE GATEWAY CROSSING COMMUNITY IMPROVEMENT DISTRICT
? RESOLUTION OF THE BOARD OF DIRECTORS (THE "BOARD") OF THE
RIVERSIDE GATEWAY CROSSING COMMUNITY IMPROVEMENT DISTRICT
(THE "DISTRICT")APPROVING THE BLIGHT STUDY TO BE PRESENTED TO TIkE
' BOARD OF ALDERMAN
i
P
` WHEREAS, the District, which was formed by Ordinance Number 1473 adopted by the
Board of Aldermen of the City of Riverside, Missouri, is a public body created under the
authority of the "Missouri Community Improvement District-Act," Section 67.1401, et seg.,
RSMo, as may be amended (the "Act"); and is transacting business and exercising powers
granted by the Act
WHEREAS, pursuant to Resolution 2019-04, the District engaged Development
Initiatives for the purpose of conducting a Blight Study within the boundaries of the District; and
j
'WHEREAS, the Board desires to approve the Blight Study attached hereto as Exhibit A
and authorize the Chairman to present such Blight Study to the Board of Alderman for
consideration of an ordinance designating the District a blighted area in accordance with the Act.
NOW,THEREFORE,BE IT RESOLVED by the Board of the District as follows:
Section L' The Board hereby approves the Blight Study attached hereto as ExhibitA.
Section 2. The Chairman is hereby authorized to present the Blight Study to the
Board of Alde>.7nan for consideration of an ordinance designating the
( District a blighted area in accordance with the Act.
Section 3. The Chairman is hereby authorized and directed to take all further action
necessary to carry out the purposes and intent of this Resolution.
Section 4. This resolution shall take effect immediately.
Adopted this 24t1i day of September,2019.
Jason tile,Chairman
ATTEST:
ara i Wagner•, ecr
i4826-9291.6903.1.