HomeMy WebLinkAbout1729 Establish Riverside Red X Community Improvement District BILL NO. 2020-028 ORDINANCE NO. 1729
AN ORDINANCE APPROVING THE PETITION TO ESTABLISH THE
RIVERSIDE RED X COMMUNITY IMPROVEMENT DISTRICT
WHEREAS, Sections 67.1401 to 67.1571 RSMo, 2000, as amended (the "CID Act"),
authorize the governing body of any city, upon presentation of a proper petition requesting the
formation I and after a public hearing, to adopt an ordinance establishing a community
improvement district; and
WHEREAS, the City of Riverside, Missouri (the "City") is a city of the fourth class and
a political subdivision of the State of Missouri, duly created, organized and existing under and by
virtue of the Constitution and laws of the State of Missouri; and
WHEREAS, on June 9, 2020, 100% of property owners per capita and by assessed value
within the proposed Riverside Red X Community Improvement District filed with the Clerk of
the City (the "City Clerk") a petition for the establishment of a community improvement district
pursuant to the CID Act (the "Petition), entitled the Riverside Red X Community Improvement
District(the"District"); and
WHEREAS, the City Clerk verified that the Petition substantially complies with the CID
Act, submitted the verified Petition to the Board of Aldermen and set a public hearing with all
proper notice being given in accordance with the CID Act or other applicable law; and
WHEREAS, none of the signatures of the signers of the Petition were withdrawn within
seven days after the Petition was filed with the City Clerk; and
WHEREAS, all the real property included in the District is entirely located within the
City;
WHEREAS, the applicants seek that the property within the District be declared a
blighted area pursuant to the CID Act; and
WHEREAS, on July 1, 2020, the Board of Aldermen held a public hearing at which all
persons interested in the formation of the District were allowed an opportunity to speak and at
which time the Board of Aldermen heard all protests and received all endorsements.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN FOR
THE CITY OF RIVERSIDE, MISSOURI, as follows:
SECTION 1 — APPROVAL OF PETITION. That the Riverside Red X Community
Improvement District is hereby approved and shall be established within the City as a political
subdivision of the State of Missouri, as provided in the Petition filed with the City Clerk on
June 9, 2020, a copy of which is attached hereto as Exhibit A and incorporated herein by this
reference.
{33909/70713;886392.2 }
SECTION 2 — INITIAL BOARD MEMBERS. That the District shall be governed by a board
of directors consisting of five (5) members. The names and terms of office of the initial Board of
Directors were proposed in the Petition and the following individuals are hereby appointed by
the Mayor with the consent of the Board of Aldermen to serve as the Board of Directors for the
District for the initial terms set forth below
Zeke Young 4 year term
Jennifer Boyd 4 year term
Jeff Vochatzer 2 year term
Heather Schaefer 2 year term
Mike Harper 2 year term
SECTION 3 — PURPOSE AND POWERS. That the District is hereby established for the
purposes set forth in the petition; that the District shall have all the powers and authority
authorized by the petition the Act, and by law; and that the District shall continue to exist and
function in perpetual existence unless terminated in accordance with Missouri law.
SECTION 4 — CITY REPORTING. That upon the effective date of this ordinance, the City
Clerk is hereby directed to report the creation of the District to the Missouri Department of
Economic Development pursuant to Section 67.1421.6 RSMo, by sending a copy of this
ordinance to said agency.
SECTION 5 — BLIGHTED AREA. The Board of Aldermen, based upon the Blight Study that
was submitted to the City on June 9, 2020 and the evidence and testimony presented at the public
hearing, hereby find that the property in the District is a Blighted Area as defined in the CID Act.
The District may exercise the additional powers granted by the CID Act within the District area
to remediate the blighting conditions.
SECTION 6 — FURTHER AUTHORIZATION. That the City Administrator, City Clerk and
such other officials of the City may execute any other additional documents or take such other
actions as are necessary, incidental or expedient to carry out the intent of this Ordinance
approved and the authority granted herein.
SECTION 7 — EFFECTIVE DATE. That this ordinance shall be in full force and effect from
and after the date of its passage and approval.
BE IT REMBERED 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 1St day of July, 2020.
Mayor Kathleen L. Rose
ATTEST:
Robin Kincaid, City Jerk
133909/70713;886392.2 1 2
Exhibit A
Petition to Establish the Riverside Red X Community Improvement District
133909/70713;886392.2 } 3
RIVERSIDE RED X
COMMUNITY IMPROVEMENT DISTRICT
PETITION TO THE
CITY OF RIVERSIDE, MISSOURI
FOR THE CREATION OF THE
RIVERSIDE RED X
COMMUNITY IMPROVEMENT DISTRICT
Submitted June 9, 2020
133909/70713;883798.2} 1
PETITION FOR THE CREATION OF THE
RIVERSIDE RED X COMMUNITY IMPROVEMENT DISTRICT
To the Board of Aldermen('Board of Aldermen")of the City of Riverside, Missouri("City"):
The undersigned petitioner ("Petitioner"), (1) being the owner of record owning more
than fifty percent (50%) by assessed value of the real property within the boundaries of the
hereinafter described proposed Riverside Red X Community Improvement District (the
"District"), and (2) comprising more than fifty (50%) per capita of all owners of real property
within the boundaries of the District, does hereby petition and request that the Board of
Aldermen create such District to fund all or part of the costs of services and improvements
described herein and provided and made within the District under the authority of
Sections 67.1401 to 67.1571, R.S.Mo. (the "Act").
1. Boundaries,Legal Description, and Map of District
The legal description of the District is attached hereto as Exhibit A. A map of the
boundaries of the District is attached hereto as Exhibit B, confirming that the District
is contiguous. The District is located entirely within corporate boundaries of the City.
A summary of the parcel(s) within the District owned by each Petitioner is attached
hereto as Exhibit C.
2. Name of District
The name of the District is Riverside Red X Community Improvement District.
3. Signatures May Not Be Withdrawn
Notice has been provided to all Petition signers that their signatures may not be
withdrawn later than seven (7) days after the filing of this Petition with the City
Clerk. This notice is included on each signature page attached to this Petition.
4. Five-Year Plan
A five-year plan stating a description of the purposes of the District, the services it
will provide, the improvements it will make and an estimate of costs of these services
and improvements to be incurred is attached hereto as Exhibit D.
5. District Type
The District will be established as a political subdivision of the State of Missouri in
accordance with the Act.
133909/70713;883798.1 2
6. District Governance,Number of Directors
The District will be governed by a board of directors elected by the District, which
board shall consist of five(5)members.
7. Board of Directors
Pursuant to Section 67.1451.6, R.S.Mo., the initial board of directors and their
respective terms shall be:
Zeke Young 4 years
Jennifer Boyd 4 years
Jeff Vochatzer 2 years
Heather Schaefer 2 years
Mike Harper 2 years
Successor directors shall be elected by the District for four-year terms. Pursuant to
Mo. Const. Art. 7, §8, each of the above initial board members are citizens of the
United States, and have resided in the State of Missouri for at least one year
preceding the submittal date of this Petition.
8. Total Assessed Value
The total estimated assessed value of all real property located within the District, as
reported by the Platte County Assessor's Office, is $1,105,455. As depicted on
Exhibit C, Petitioner owns real property within the District currently assessed at
$1,105,455 representing 100% of the assessed value of all of the real property within
the District.
9. Determination of Blight
Petitioner is seeking a determination of blight.
10. Proposed Length of Time
The life of the District shall begin from the effective date of the ordinance
establishing the District, and shall be in existence for thirty (30) years to fund capital
improvements and services, provided however the District's life may be
automatically continued for successive ten year terms, until all of the project costs are
satisfied, without having to submit a new petition subject to the condition precedent
that the Board of Aldermen shall not have adopted a resolution disallowing such
continuation prior to the date upon which any successive term would have
commenced unless sooner terminated in accordance with Section 67.1481, R.S.Mo.
of the Act.
133909/70713;883798.1 3
l 1. Proposed Method of Financing District Projects- Sales Tax
The proposed District Projects will be financed through a conventional secured loan,
and/or reimbursement agreement or bonds issued by the District or other authorized
body, any of which will be secured by the pledge of revenue received from the
imposition of a one percent (1%) District sales tax within the District ("CID Sales
Tax").
12. Maximum Rates of Business Licenses and Real Property Taxes
The District will impose no real property tax levy or business license taxes within the
District.
13.Method of Assessment and Maximum Rates of Special Assessments
The District will impose no special assessments within the District.
14.Limitations on Borrowing Capacity
Petitioner does not seek limitations on the borrowing capacity of the District.
15. Limitations on Revenue Generation
Petitioner does not seek limitations on the revenue generation of the District.
16. Other Limitations on District Powers
Petitioner does not seek limitations on the powers of the District.
17.Audit
The City Auditor shall have the right to examine or audit the records of the District
and shall require that the District make such records available to the City Auditor
within ten(10) days after a written request for the same is made.
18. Severability/Exhibits
It is the intention of the Petitioner that the provisions of this Petition shall be enforced
to the fullest extent permissible under the laws and public policies of the State of
Missouri and that the unenforceability (or modification to conform with such laws or
public policies) of any provision hereof shall not render unenforceable, or impair, the
remainder of this Petition. Accordingly, if any provision of this Petition shall be
deemed invalid or unenforceable in whole or in part, this Petition shall be deemed
amended to delete or modify, in whole or in part, if necessary, the invalid or
unenforceable provision or provisions, or portions thereof, and to alter the balance of
133909/70713;883798.} 4
this Petition in order to render the same valid and enforceable. All exhibits attached
hereto are hereby incorporated into this Petition by reference.
19. Anticipated Private Development:
It is anticipated that the private development shown on Exhibit F will likely result
from the establishment of the District.
20. Request for Establishment
By execution and submission of this Petition, the Petitioner respectfully requests that
the Board of Aldermen establish the Riverside Red X Community Improvement
District as set forth in this Petition.
(Remainder of page intentionally left blank. Signature page to follow.)
133909/70713;883798.1 5
IN WITNESS WHEREOF, I, the undersigned Petitioner, have executed the above
foregoing Petition to create a Community Improvement District:
Name of Owner Guy Zeke Young Trust
Owner's Telephone Number 417-766-4268
Owner's Mailing Address PO BOX 1220
OZARK, MO 65721
Name of Signer Guy Zeke Young
Signer's Legal Authority to Sin Trustee of the Guy Zeke Young Trust
Signer's Telephone Number Same as above.
Signer's Mailing Address Same as above.
Type of Entity Trust
Map, Parcel Number and Assessed Value of Each See following pages
Tract of Property Owned within the District
By executing this Petition, the undersigned represents and warrants that he is legally
authorized to execute this Petition on behalf of the property owner named immediately above.
The undersigned acknowledges that it has been given notice that its signature below may not be
withdrawn later than seven (7) days after the filing of this Petition with the City Clerk.
Guy Zeke Young, Trustee of the Guy Zeke Young Trust
UTA dated October 12, 1999, as amended
By: an�%�
Name: Guy eke oung
Its: Trustee of the Guy Zeke Young Trust
Date: (o
STATE OF MISSOURI )
(( ) ss.
COUNTY OFC—ko —AkIl )
BE IT REMEMBERED, that on this day of2020, before me, the
undersigned, a Notary Public in and for the County and State aforesaid, came Guy Zeke Young,
Trustee of the Guy Zeke Young Trust, who executed the within instrument on behalf of said
limited liability company and he duly acknowledged the execution of the same to be the act and
deed of said limited liability company.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal, the
day and year last above written. (�
NOTARY PUBLIC
My Commission Expire ERIKA L.BATEMAN
Notary Public-Notary Seal
STATE OF MISSOURI
M Commt stioornie County
y CommiseionE#12 79 97'2020
j 3390/70713;883798.2} 6
Guy Zeke Young Trust
Riverside Red X CID
Parcel Numbers and Assessed Values(2020):
Parcel ID Address AV 2020
23-2.0-04-400-008-001.000 2401 NW PLATTE RD $905,642
23-2.0-04-400-008-003.000 2401 NW PLATTE RD $199,813
Total $1,105,455
133909/70713;883798.} 7
CLERK'S RECEIPT OF PETITION
This Petition was filed in the office of the City Clerk of the City of Riverside, Missouri
on the day of , 2020.
c-
City Clerk
[SEAL]
133909/70713;883798. } 8
EXHIBIT A
LEGAL DESCRIPTION OF DISTRICT
Riverside Misc tract in the SE '/ SE '/o of Sec 4 T50 R33 lying S of NW Platte Road row except
S30'
And
2°d plat of Renner Plaza Lots 32 Thru 36
(Meets and bounds legal description will be provided prior to public hearing.)
{33909/70713;883798.) A
June 18, 2020
DESCRIPTIONS
PART OF RENNER PLAZA NO. 2 AND
PART OF THE SOUTHEAST QUARTER OF
SECTION 4, TOWNSHIP 50 NORTH, RANGE 33 WEST, RIVERSIDE,
PLATTE COUNTY, MISSOURI
TRACT A
A portion of Lot 31 and all of Lots 32, 33, 34, 35 and 36, RENNER PLAZA NO. 2, except that
part taken as permanent road right-of-way granted to City of Riverside, Missouri described by
the instruments recorded in Book 1021 at Page 433 and Book 1021 at Page 667, Platte County
Recorder's office, Platte City, Missouri, more particularly described as follows:
Commencing at the Southeast corner of said Lot 36, also being the Southeast corner of the
Southwest 1/4 of the Southeast 1/4 of said Section 4; thence N 00° 28' 26" E, (N 00° 23' 27" E—
Plat), along the East line of said Lot 36, a distance of 73.45 feet to a point on the North line of a
permanent right-of-way of the Riverside-Quindaro Bend Levee District as described and
recorded in Book 715 at Page 621, said Platte County Recorder's office, to the POINT OF
BEGINNING; thence continuing N 00° 28' 26" E, (N 00° 23' 27" E—Plat), along the East line
of said Lot 36 and Lot 35, a distance of 849.92 feet to a point on said permanent road right-of-
way; thence N 67° 56' 25" W, along said road right-of-way, a distance of 236.26 feet to a point
of curvature; thence continuing along said right-of-way, on a curve on the right having a radius
of 1397.23 feet, a central angle of 0° 08' 18" and an arc distance of 3.37 feet to a point on a line
drawn from the North line to the South line of said Lot 31, parallel with and 35.63 feet Easterly
of the line separating Lots 30 and 31, RENNER PLAZA NO. 2 (also being the East line of the
West 35.63 feet of said Lot 31); thence S 21° 55' 50" W, along said line, a distance of 208.11
feet to a point on the Northeasterly line of Lot 2, RIVERSIDE BUSINESS PARK, thence S 55°
04' 04" E, (S 55° 12' 34" E—Plat), along the Northeasterly line of said Lot 2, a distance of
271.60 feet to the Northeasterly corner of said Lot 2; thence S 00° 28' 26" W, (S 00° 19' 56" W
—Plat), along the East line of said Lot 2, a distance of 609.52 feet to a point on the North line of
said permanent right-of-way of the Riverside-Quindaro Bend Levee District; thence N 74° 36'
51" E, (N 74° 39' 04" E —Deed), along said North right-of-way line, a distance of 68.31 feet;
thence N 89° 38' 07" E, (N 89° 40' 22" E— Deed), continuing along said North right-of-way
line, a distance of 9.29 feet to the POINT OF BEGINNING.
This description having been prepared by Stan W. Lloyd, Mo LS-2001024811.
Containing 114,371 square feet or 2.626 acres, more or less
TRACT B
All the part of the Southeast 1/4 of the Southeast 1/4 of Section 4, Township 50 North, Range 33
West, Platte County, Missouri, more particularly described as follows:
Commencing at the Southwest corner of the Southeast 1/4 of the Southeast 1/4 of said Section 4,
also being the Southeast corner of Lot 36, RENNER PLAZA NO. 2; thence N 00° 28' 26" E,
along the West line of said Southeast 1/4 of the Southeast 1/4, also being the East line of said Lot
36 and 35, RENNER PLAZA NO. 2, a distance of 73.45 feet to a point on the North line of a
permanent right-of-way of the Riverside-Quindaro Bend Levee District as described and
recorded in Book 715 at Page 621, said Platte County Recorder's office, to the POINT OF
BEGINNING; thence N 00° 28' 26" E, (N 00° 23' 27" E—Plat), continuing along said West line
of the Southeast 1/4 of the Southeast 1/4 and said East line of said Lots 36 and 35, RENNER
PLAZA NO. 2, a distance of 849.92 feet, to a point on the Southwesterly permanent right-of-way
of Northwest Platte Road (formerly known as U.S. No. 71 Highway), granted to City of
Riverside, Missouri described by instrument recorded in Book 1021 at Page 433 and in Book
1021 at Page 667; thence S 67° 56' 26" E along said Southwesterly right-of-way and the
permanent right-of-way of Northwest Platte Road (formerly known as U.S. No. 71 Highway),
granted to City of Riverside, Missouri described by instrument recorded in Book 1021 at Page
668, a distance of 460.90 feet; thence on a curve to the left, tangent to the last described course,
have a radius of 4050.49 feet, a central angle of 2° 51' 39" and an arc length of 202.24 feet;
thence S 69° 36' 01" E, along said Northwest Platte Road right-of-way as now established, a
distance of 719.84 feet to a point on the Westerly line of a permanent right-of-way of the
Riverside-Quindaro Bend Levee District as described and recorded in Book 715 at Page 621,
said Platte County Recorder's office; thence S 15° 56' 34" W, (S 16° 07' 04" W—Deed), along
said Westerly line of permanent right-of-way and the Westerly line of a permanent right-of-way
to the City of Riverside as described and recorded in Book 1027 at Page 624, said Platte County
Recorder's office, a distance of 336.80 feet; thence S 32°48' 31" W, (S 32° 50' 46"W—Deed),
along the Northwesterly line of said permanent right-of-way of the Riverside-Quindaro Bend
Levee District, a distance of 31.45 feet; thence S 67°24' 39"W, (S 67° 26' 54" W—Deed),
along said Northwesterly line, a distance of 43.46 feet to a point on the Northerly line of said
permanent right-of-way of the Riverside-Quindaro Bend Levee District, the next five courses
will continue along said Northerly line; thence S 89°23' 21"W, (S 89°25' 36"W—Deed), a
distance of 298.35 feet; thence N 89° 18' 34"W, (N 89° 16' 19" W—Deed), a distance of
349.85 feet; thence S 89° 59' 14" W, (N 890 58' 31"W—Deed), a distance of 249.98 feet;
thence N 85°45' 57"W, (N 85°43' 42" W—Deed), a distance of 161.32 feet; thence S 89° 38'
07" W, (S 89°40' 22" W—Deed), a distance of 89.44 feet, (87.44 feet—Deed), to the POINT
OF BEGINNING.
This description having been prepared by Stan W. Lloyd, Mo LS-2001024811.
Containing 768,687 square feet or 17.647 acres,more or less.
The basis of bearings for both of these descriptions is the Missouri State Plane West Zone,NAD
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EXHIBIT C
PARCEL NUMBERS AND ASSESSED VALUES OF PROPERTY WITHIN DISTRICT
PETITIONER'S TRACTS:
Guy Zeke Younp,Trust:
Parcel ID Address AV 2020
23-2.0-04-400-008-001.000 2401 NW PLATTE RD $905,642
23-2.0-04-400-008-003.000 2401 NW PLATTE RD $199,813
Total $1,105,455
PETITIONER'S PERCENTAGE OF TOTAL CID ASSESSED VALUE:
Total AV Petitioner's Parcel $1,105,455
Total AV CID $1,105,455
Percentage of Total AV 100 %
133909/70713;883798. }
EXHIBIT D
FIVE-YEAR PLAN OF DISTRICT
A. General. The District will be established for the purposes of providing funding for the
financing, design, construction, demolition, removal, renovation, reconstruction or rehabilitation
of certain public improvements or portions thereof, located within the District and related
improvements and structures, as authorized pursuant to the Act and R.S.Mo. Section 67.1461.2.
Such improvements and renovations are described as those projects eligible for funding or
reimbursement from CID revenue as shown in greater detail in the budget described below. The
District's purposes also include providing funding for the initial startup costs and ongoing
operating costs of the District.
B. Purposes. The purposes of the District are to:
(1) Form and govern the District in accordance with the Act and the revised statutes
of the State of Missouri;
(2) Provide or cause to be provided for the benefit of the District, certain
improvements and services described herein;
(3) Obtain financing for the costs, expenditures, and undertakings of the District;
(4) To levy and collect the CID Sales Tax in order to provide a source of repayment
for CID Obligations issued to finance the District Projects, or to pledge toward the
repayment of CID Obligations issued to finance the District Projects; and
(5) Such other purposes authorized by the Act.
C. District Administrative/Operation Costs. The administrative/operational services to be
performed by the District shall include, but not be limited to,the following:
(1) Adopting bylaws, passing resolutions, and otherwise governing the District in the
manner required by the Act and the revised statutes of the State of Missouri;
(2) Developing funding sources, including the levying of the CID Sales Tax,
necessary in order to pay for the required expenses, costs and expenses of the
District in a manner authorized by the Act;
(3) Providing such accountings, reports and communications as are required by the
Act and the Redevelopment Agreement;
(4) Employing or contracting for necessary agents, attorneys, engineers, appraisers,
construction managers, environmental inspectors and experts of various types and
descriptions in order to obtain competent plans and contracts for the construction
(such term to include, inter alia, construction, demolition, removal, renovation,
reconstruction or rehabilitation) of District Projects as described in this Petition;
133909/70713;883798.} D-1
(5) Arranging for the construction of the District Projects in accordance with
approved plans for same;
(6) Complying with the terms and conditions of the ordinance of the City authorizing
the creation of the District; and
The estimated costs for the District's Administrative/Operational Costs are approximately
$12,000 annually.
D. Improvements to be Made. The improvements to be made by the District are set out on
Exhibit D-1.
E. District Services. The District is authorized to provide all of those services authorized
by the Act, including maintenance of public improvements and public and private property
within the District, and supporting business activity and economic development in the District,
including, but not limited to, the promotion of business activity, development and retention, and
the recruitment of businesses. As the District does not anticipate initially providing such
services, the estimated costs for District Services is$0.
F. Estimated Initial Five Year Budget. The estimated revenue from the Sales Tax and
expenditures of the District for the initial five years of the District are set out on Exhibit D-1
and D-2.
G. Budget. The commencement of the construction of District Projects and commencement
of District Services and the levy and collection of the CID Sales Tax are anticipated to occur
within the first year of the District's existence.
H. Initial Start Up Costs. All costs associated with the formation of the District, including,
but not limited to, the drafting, filing and prosecuting of this Petition, the negotiation of any and
all agreements between the District and the City, including but not limited to legal fees,
insurance and accounting fees. The estimated cost of the initial startup of the District is
approximately$45,000.
f3390/70713;883798.}
EXHIBIT D-1
IMPROVEMENTS TO BE MADE
133909/70713;883798.}
Riverside Red X CID
Capital Improvements and 5-Year Plan
CID Eligible Private
Item Description Amount Expenditures* Financing Year 1 Year 2 Year 3 Year 4 Year 5
1 Land $ 299,250 $ - $ 299,250
2 Site Development and Infrastructure $ 3,339,819 $ 3,339,819 $ - $ 3,339,819
3 Building Improvements $ 7,586,250 $ - $ 7,586,250
4 FF&E $ 4,845,000 $ - $ 4,845,000
5 Demolition of Old Store $ 393,750 $ 393,750 $ - $ 393,750
6 Levee Detention Basin Relcoation $ 150,000 $ 150,000 $ - $ 150,000
7 Sanitary Sewer Relocation $ 135,000 $ 135,000 $ 135,000
8 Shared Parking Site Work and Utilities $ 850,000 $ 850,000 $ 850,000
9 Design Costs $ 470,295 $ 100,000 $ 370,295 $ 100,000
10 Developer Fee $ 429,975 $ - $ 429,975
11 Levee Special Inspection Fees $ 73,500 $ $ 73,500
12 lFinancing Costs and Permits 1 $ 467,581 $ $ 467,581
13 1 District Expenses(Insurance,Legal and Accounting)* $ 125,000 $ 125,000 1 $ $ 52,000 $ 37,000 $ 12,0001$ 12,000 1$ 12,000
Total $19,165,420 $ 5,093,569 I $14,071,851 1 $ 52,000 $ 3,870,569 $ 12,000 $ 12,000 $ 1,147,000
Note 1:This is a preliminary estimate only.Additional CID Improvements,CID Services,and CID Operating Costs may be incurred or projects added depending on the availability of funds.
Available line item funds may be allocated to other items
Note 2:All information furnished is from sources deemed reliable,but no warranty or representation is made as to the accuracy thereof and the same is subject to errors,omissions,
changes or other conditions without notice.
Note 3:CID Eligible Expenditures will be reimbursed subject to actual sales tax receipts;revenue projections forecast a net present value of$4,897,604.
* For the first year,this includes all legal costs associated with the formation of the District,drafting,filing and prosecuting this Petition,the negotiation of any and all agreements between the District and
the City,and engineering,insurance and accounting fees.
884163.XLSX 6/8/2020
EXHIBIT D-2
ESTIMATED REVENUE FROM SALES TAX
133909/70713;883798.I}
Riverside Red X
CID Projections
Proposed Riverside Red X CID
POST REDEV •
• RETAIL CID SALES CID
YEAR SALES TAX REVENUE
1 $ 33,500.000 $ 325,017 $ 325,017
2 34,170.000 331,517 331,517
3 34,853,400 338,148 338,148
4 35,550,468 344,911 344,911
5 36,261,477 351,809 351,809
6 36,9W707 358,845 358,845
7 37,726.441 366,022 366,022
8 38,480,970 373,342 373,342
9 39,250,589 380,809 380,809
10 40,035.601 388,425 388,425
11 40,836.313 396.194 396,194
12 41,653,039 404,118 404,118
13 42,486,100 412,200 412,200
14 43,335,822 420.444 420,444
15 44,202,539 428,853 428,853
16 45,086,589 437.430 437,430
17 45,988,321 446,179 446,179
18 46,908,088 455,102 455,102
19 47.846,249 464,204 464,204
20 48.803,174 473,488 473,488
21 49,779.238 482,958 482,958
22 50,774,823 492,617 492,617
23 51,790,319 502,470 502,470
24 52,826,125 512,519 512,519
25 53,882.648 522,769 522,769
26 54,960.301 533,225 533,225
27 56,059,507 543,889 543,889
28 57,180,697 554,767 554,767
29 58,324,311 565,862 565,862
30 59,490.797 577,180 577,180
CID SALES TAX REVENUE(GROSS) $ 9,887,622
CID SALES TAX REVENUE(NPV) 4,897,604
NOTES
1.CIDS MAY IMPOSE TAXES ON ALL SALES TAXABLE UNDER 144.010 TO 144.525.
2.CID TERM MAY LAST LONGER THAN THE TERMS PROJECTED ABOVE.
884048.XLSX 6/4/2020
EXHIBIT E
PRIVATE DEVELOPMENT
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RIVERSIDE.MISSOURI
City Clerk Verification
Pursuant to Sections 67.1401 to 67.1571 of the Revised Statutes of Missouri (the "CID
Act"), 1, Robin Kincaid, City Clerk of the City of Riverside, Missouri, state the
following:
1. A petition to form the Riverside Red X Community Improvement District was
filed with the City Clerk on June 9, 2020.
2. It has been determined on June 10, 2020, which does not exceed ninety days after
receipt of the petition, that the petition substantially complies with the
requirements of Section 67.1421.2 of the CID Act.
3. On July 1, 2020, I delivered the verified petition to the Board of Aldermen.
Date: June 11, 2020
Robin Kincaid
City Clerk
City of Riverside, Missouri
Riverside Red X Community Improvement District
Blight Study
Riverside Red X, Inc.
Riverside, Missouri
June 2, 2020
STERRETTURBAN
«C
Riverside Red X Community Improvement District Blight Study
Riverside Red X Community Improvement District
Blight Study
Riverside Red X, Inc.
Riverside, Missouri
June 2, 2020
Table of Contents
Section I: Introduction
Definitions
Study Methodology
Previous Blight Determinations
Legal Description
Ownership
Boundary Map
Section II: Study Area Overview
Location&Access
Land Area
Topography
Utilities
Zoning
Environmental
Real Estate Taxes
Existing Improvements
Billboards
Riverside,Missouri
Location&Access
Neighborhood Demographics
Population&Household Income
Unemployment
Section III: Determination of Blight Study Conditions
RS Mo. 67.l 401.2(3)(a)
Appendices
Appendix A: Property Ownership& Legal Descriptions
Appendix B: Property Valuation& Taxes
Appendix C: Supplemental Information
Zoning Map
Appendix D: Summary of Properties&Blighting Factors Present
Appendix E: Certification/Assumptions&Limiting Conditions/Qualifications
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Riverside Red X Community Improvement District Blight Study
Introduction
The purpose of this analysis is to determine if the proposed Riverside Red X Community
Improvement District(the "Study Area") in Riverside, Missouri evidences blight
according to the Community Improvement District Act—Sections 67.1401 to 67.1571
R.S.Mo. (the "Act"). The consultant visited the Study Area on June 2, 2020. The
effective date of this study is June 2, 2020,the date of inspection.
The Study Area lies within the city of Riverside, Missouri, and is generally located at
2401 NW Platte Road. The Study Area is depicted in the map included on the following
pages. The Study Area encompasses two (2)property tax parcels—both of which have
been assigned the address of 2401 NW Platte Road—containing approximately 21.1 acres
of fee simple property.
Definitions
Chapter 67 of the Missouri Revised Statutes, entitled "Political Subdivisions,
Miscellaneous Powers", under Sections 67.1401 to 67.1571, entitled the Community
Improvement District Act, allows for the establishment of a Community Improvement
District("CID"). A CID is either a political subdivision or a nonprofit corporation, and is
a separate legal entity distinct and apart from the municipality or county that creates the
district. The CID consists of the area in which the improvements are to be constructed or
services are to be provided and is created by petition circulated within the proposed
district.
CIDs are established for the purpose of financing a wide range of public-use facilities and
establishing and managing policies and public services relative to the needs of the CID.
CIDs can impose special assessments, real property taxes, sales taxes, and fees. CIDs can
also be combined with other funding methods to pay for additional services and
improvements.
If a CID is located in a blighted area, it has additional powers and may expend its
revenues or loan funds to correct blighted conditions on private property within the CID.
The Act states the following with regard to the additional powers conferred upon a CID
located in a blighted area:
2. Each district which is located in a blighted area or which includes a blighted area
shall have the following additional powers:
(1) Within its blighted area,to contract with any private property owner to
demolish and remove, renovate, reconstruct, or rehabilitate any building or
structure owned by such private property owner; and
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(2) To expend its revenues or loan its revenues pursuant to a contract entered into
pursuant to this subsection,provided that the governing body of the
municipality has determined that the action to be taken pursuant to such
contract is reasonably anticipated to remediate the blighting conditions and
will serve a public purpose. (67.1461.2, RSMo.)
The Act provides the following definition for a blighted area:
"Blighted area", an area which:
(a)By reason of the predominance of defective or inadequate street layout,
insanitary 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; or
(b)Has been declared blighted or found to be a blighted area pursuant to Missouri
law including, but not limited to, chapter 353, sections 99.800 to 99.865, or
sections 99.300 to 99.715. (67.1401, RSMo.)
Methodology
The purpose of this work was to analyze conditions located within the proposed
Riverside Red X Community Improvement District so as to determine if the Study Area
qualifies as a blighted area as defined within the Act.
The Blight Study includes a detailed analysis of site,building, and public improvement
deterioration. Qualifying blight conditions throughout the Study Area were identified
and analyzed to produce a chart showing blight conditions present in the Study Area.
Field investigations were conducted to document physical conditions within the
categories of blight set out in the state statute. Pertinent Geographic Information Systems
(GIS) data was obtained through Platte County and analyzed. Additional supplemental
and updated information was obtained through discussions with representatives of the
property owner, and various reports and studies prepared or commissioned by the City,
property owners and other stakeholders.
The consultant visited the Study Area on June 2,2020. The effective date of the study is
June 2,2020,the date of inspection.
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Previous Blight Determinations
The proposed community improvement district does not encompass any existing
redevelopment plans. A finding of blight by the City of Riverside has not previously been
found for the Study Area.
Legal Description
The Study Area consists of two(2)property parcels. A specific legal description of the
parcels included within the proposed community improvement district is included in
Appendix A—Property Ownership& Legal Descriptions.
Ownership
The Study Area contains two (2)property parcels. The parcels are identified by the Platte
County Assessor's office and a listing of the tax parcels and their respective ownership
information identified by the Platte County Assessor is included in Appendix A.
Bounda Ma
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Riverside Red X
` Community Improvement District
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Riverside Red X Community Improvement District-Boundary Map
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PROPERTY DATA
Location &Access
The Riverside Red X Street Study Area encompasses approximately 21.1 acres and
consists of two (2)tax parcels in Riverside, Missouri.
General regional access to the Study Area is excellent, as NW Platte Road, a minor
arterial road that runs northwest/southeast and provides direct access to the Study Area
on its north boundary,provides access to the regional network of highways to the west
and east.Approximately 450 feet west of the Study Area NW Platte Road intersects with
NW Riverway Boulevard (U.S. Highway 69),which provides access to north-and south-
bound Interstate 635 via Missouri Highway 9. Approximately three-quarters of a mile to
the east,NW Platte Road provides access to U.S. 169 via NW Briarcliff Parkway or
Missouri Highway 9. The excellent regional access allows travelers to get to downtown
Kansas City to the south in just five minutes, and to Kansas City International Airport to
the north in eleven minutes.
As noted above the Study Area is accessed only from NW Platte Road along the northern
boundary. Five driveways provide ingress/egress between the western boundary of the
western tax parcel and the center of the eastern tax parcel. The second and fourth
driveways from the west are two lanes each and provide right-in, right-out access only.
The first,third, and fifth driveways consist of three lanes—one lane for ingress and two
for egress (one west-bound, one east-bound). None of the access points to the Study Area
are signalized.
Along the northern boundary of the Study Area NW Platte Road has four through lanes
(two west-bound and two east-bound)and a median/center turn lane.
Trails and bike routes do not exist within the Study Area and none are planned. The
nearest trail to the Study Area is the Linear Trail which is a 1.3-mile trail that runs along
NW Platte Road and connects Riverside,Missouri with the Briarcliff Neighborhood in
Kansas City, Missouri to the east.
Public transit does not directly serve the Study Area nor do any routes exist within one-
quarter mile of the Study Area. The nearest bus route—Route 231, Riverside-Antioch—is
accessible about 0.8 miles to the north and west at the Riverside Community Center.
Route 231 goes as far west as The Village at Burlington Creek, located on NW 64'Street
on the west side of Interstate 29. The route goes as far east as Antioch Crossing via
Vivion Road,where there are six transfer options and a free park and ride.
Land Area
There is a total of two (2)property parcels within the Study Area. According to
calculations from county GIS maps,the Study Area contains a total of approximately
21.1 acres of fee simple interest property.
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Topography
The Platte County GIS maps illustrate topography is generally flat in the north central
and northwest portion of the Study Area at approximately elevation 750 feet, and slopes
upward to the south and east to approximately elevation 760 feet. Part of the L-385
Levee,completed in 2005, is located just south of the Study Area and north of Missouri
Highway 9, and as such has removed the Study Area from the 500-year flood plain.
According to the county's geographic information system the highest point in the
proposed Study Area is near the southeast corner where the elevation is approximately
about 762 feet. On the northern edge of the Study Area the topography is relatively flat
(elevation 750) and slopes upward along NW Platte Road commencing at the eastern-
most entrance/exit to the Study Area located just east of the detention basin to
approximately elevation 760 at the northeast corner of the Study Area. The detention
basin adjacent to NW Platte Road in the northcentral portion of the Study Area is
approximately four feet deep. Another detention basin located in the southwest portion of
the Study Area is also approximately four feet deep. Both basins bottom at around
elevation 746.
The lowest elevation in the Study Area is at the bottom of either detention basin at
approximately elevation 746.
The Study Area is located within the Line Creek watershed.
Easements
Sterrett Urban was not provided with a title report that encompasses the Study Area. No
overall evaluation can be developed regarding easements or other restrictions which may
be in effect within the Study Area.
Utilities
All utilities are available to the subject properties within the Study Area including
electricity,water, sewers and natural gas.
Zoning
The existing zoning in the Study Area is C-I (Commercial). A map illustrating the C-I
zoning district within the Study Area is included in Appendix C. Supplemental
Information. Below is a chart summarizing the purpose of the C-1 zoning classification:
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Zoning ClassilicatioiPurpose _-
C-1 Commercial 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.
*City of Riverside,Missouri Unified Development Ordinance
Environmental
No separate environmental assessments were conducted as part of this Study and the
Consultant was not provided any environmental assessments to review.
Real Estate Taxes
A six-year history of the assessed values within the Study Area is included in the
appendix.
The data in Appendix B is the Assessor's opinion of Market Value and the resulting
assessed value for each of the properties within the proposed redevelopment area. All
property is supposed to be re-assessed in odd-numbered years,except that new
construction (including remodeling)can be assessed in any year.
To determine assessed value,the assessment ratio for commercial properties is 32%. The
real estate levy for 2019 in the Study Area was $6.6585 per$100 of assessed valuation.
An additional $0. 36 per$100 is assessed on commercial/industrial property only(the
Merchants and Manufacturers replacement tax). In 2019 (the most recent year in which
real estate taxes have been collected)the redevelopment area generated$1,105,455 in
taxable assessed value, generating a total of$77,586.38 in real estate taxes,net of the
Riverside Quindaro Bend Levee and the Riverside Quindaro Bend Installment(when
combined in 2019 the assessments for the Riverside Quindaro Bend total $22,153.75).
Neither the 2019 taxes nor the levee assessments have been paid as of June 2,2020 due to
the property owner appealing the valuation of that property within the Study Area.
Existing Improvements
The Study Area consists of the Red X, a one-story grocery store constructed of concrete
masonry units that according to county records was built in 1965. The improvements
consist of a 51,087 square foot grocery store and more than 40,000 square feet of
warehouse space accessed by one small loading area in the northwest corner of the Study
Area. A very small part of the warehouse space was added in 1995. At 55 years of age,a
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Riverside Red X Community Improvement District Blight Study
majority of the improvements, including the building systems and coolers, are near or
have surpassed their useful life. Primary ingress and egress is from NW Platte Road on
the north side of the Study Area. Parking is located to the north and east of the grocery
store and is in poor condition.
In addition to the Red X and its parking, a large amount of open space exists in the
eastern portion of the Study Area.
Billboards
There are no billboards located within the Study Area.
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Riverside, Missouri
Location & Access
The city of Riverside, Missouri is located on the north side of the Missouri River and
enjoys excellent regional access due to its present highway infrastructure of Interstate
635, Missouri Highway 9,and U.S. Highway 69. Unfortunately,those same assets that
provide excellent access also contribute to creating four distinct quadrants in the city that
are not well connected.
The main entryways into Riverside are primarily Interstate 635,NW Gateway Avenue
and NW High Drive from the north; Vivion Road,NW Platte Road and Missouri
Highway 9 from the east; U.S. Highway 169 and Interstate 635 from the south; and
Missouri Highway 9 from the west.
Riverside is bordered to the north by the communities of Kansas City, unincorporated
Platte County,Parkville,and Northmoor, all in Missouri.Northmoor, Missouri and
Kansas City,Missouri are located to the east, and the city is bounded on the south by the
Missouri River. And located to the west is the Missouri River, Parkville, Kansas City,
and unincorporated Platte County,all in Missouri. Access to and from these adjoining
communities can be challenging due to elevated road infrastructure and topography.
Neighborhood Demographics
Population
The following provides population and income trends within a one,three,and five-mile
radius of the center of the Study Area at 2401 NW Platte Road.
2401 NW Platte Rd Historical Estimated Projected
Population Population Population
Radius 2000 2010 2019 2024
One Mile 2,748 2,953 4,420 4,950
chg.(1 mile) +7.5% +49.7% +12.0%
chg.from '00(1 mile) +7.5% +60.8% +80.1%
Three Mile 40,241 40,227 45,478 48,411
chg.(3 mile) -0.0% +13.1% +6.4%
chg. from '00(3 mile) -0.0% +13.0% +20.3%
Five Mile 150,140 150,847 167,287 176,243
chg.(5 mile) +0.5% +10.9% +5.4%
chg.from'00(5 mile) +0.5% +11.4% +17.4%
Source:ESRI,•Sterrett Urban,LLC
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Riverside Red X Community Improvement District Blight Study
Estimated Projected
2401 NW Platte Rd Median Median
HH HH
Income Income
Radius 2019 2024
One Mile 53,686 61,615
Three Mile 52,214 59,161
Five Mile 50,712 56,851
Source:ESR/
The population figures indicate tremendous population growth within one mile from the
Study Area over the past nineteen years (60.8%). Population rose 13.0%over the same
period within three miles of the Study Area and 11.4%within five miles. During the
same period the population for Platte County increased at an estimated rate of 41.5°/x.
The median household income for the one-mile radius around the subject Study Area is
currently approximately one-third lower than the median household income for Platte
County, Missouri, and approximately 1.5% lower than the median household income for
the state of Missouri. The median household income for that area within three and five
miles of the Study Area is slightly lower than that nearest the Study Area.
Unemployment
The most recent unemployment data for the Study Area is for the City of Riverside,
Missouri as a whole. The following data was provided by the U.S. Census Bureau, 2014-
2018 American Community Survey 5 Year Estimates:
Civilian Labor Force—Riverside, Missouri
2018__
Labor Force Labor Force Percentage
Labor Force Employed Unemployed Unemployed
1,545 1,446 99 6.4% j
Source: U.S. Census Bureau,2014-2018 American Community Survey 5 Year Estimates
According to the Bureau of Labor Statistics,the preliminary unemployment rate for the
Kansas City, KS/MO metropolitan area in March 2020 was 3.9%.
According to the Mid-America Regional Council, an unemployment rate of 4.0%can
generally be considered "full employment."
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Section II
Determination of Study Area Conditions
Significant findings of the Riverside Red X Community Improvement District Blight
Study are presented in the discussion which follows. These findings are based on a
review of documents and reports, interviews, field surveys, and analyses conducted in
May and June 2020. Properties and buildings, along with public improvements adjacent
to the properties,were evaluated and deficiencies noted. As previously explained,the
purpose of this study was to determine whether conditions as defined by RSMo.
67.1401.2(3)(a) of the Missouri State Statute, as amended, exist in the Study Area. The
definition of"blighted area" in Chapter 67 of the Revised Statutes of Missouri, as
amended, is discussed below.
RSMo. 67.1401.2(3)(a)
The principal blighting factors reported here and in line with the statutory definition
include: defective or inadequate street layout, insanitary or unsafe conditions,
deterioration of site improvements, improper subdivision or obsolete platting, and the
existence of conditions which endanger life or property by fire and other causes. The
Appendix section of this report includes a table exhibiting the blighting factors present at
each property parcel.
Blight Defined
As presented in Section I,blight is defined as follows:
"Blighted area", an area which:
(a)By reason of the predominance of defective or inadequate street layout,
insanitary 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;or
(b) Has been declared blighted or found to be a blighted area pursuant to Missouri
law including, but not limited to, chapter 353, sections 99.800 to 99.865, or
sections 99.300 to 99.715. (67.1401, RSMo.)
Several court cases provide additional direction in the consideration of blight:
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■ The courts have determined that it is not necessary for an area to be what
commonly would be considered a"slum" in order to be blighted. Parking
Systems, Inc. v. Kansas City Downtown Redevelopment Corporation, 518
S.W.2d 11, 15 (Mo. 1974)
■ An otherwise viable use of a property may be considered blighted if it is
an economic underutilization of the property. Crestwood Commons
Redevelopment Corporation v. 66 Drive-In, Inc., 812 S.W.2d 903, 910
(MO.App.E.D. 1991).
■ It is not necessary for every property within an area designated as blighted
to conform to the blight definition. A preponderance of blight conditions
is adequate to designate an area for redevelopment. Maryland Plaza
Redevelopment Corporation v. Greenberg, 594 S.W.2d 284, 288
(MO.App.E.D. 1979).
■ The courts have determined that in order to make a finding of blight for a
defined redevelopment area,the total square footage of the area is to be
considered and not a preponderance of the individual parcels. Allright
Properties, Inc. v. Tax Increment Financing Commission of Kansas City,
240 S.W.3d 777 (MO.App.W.D. 2007).
Component 1: Defective or Inadequate Street Layout
Conditions typically associated with defective or inadequate street layout include poor
vehicular access and/or internal circulation; substandard driveway definition and parking
layout(e.g. lack of curb cuts, awkward entrance and exit points); offset or irregular
intersections; and substandard or nonexistent pedestrian circulation.
During the on-site investigations and field surveys this condition was found throughout
much of the Study Area. Vehicular access is provided to the rear of the building for
service and the storage of truck trailers, but the driveways and parking are a mix of gravel
and vegetation and not asphalt or concrete as required by city code.
A few drive aisles are not of sufficient width to allow for two-way traffic, and angled
drive aisles create a few places where the chances for vehicle/vehicle conflict increase.
Curbing does not exist along much of the perimeter of the parking lot as required by city
code. Per the county's GIS mapping system, parking spaces located at the northwest
corner of the Study Area are less than the required fifteen feet from the public right-of-
way. In a few locations,particularly along NW Platte Road,pavement markings have
faded and are no longer legible.
No signage or pavement markings exist to indicate ingress or the two lanes for egress at
the fifth driveway from the west,creating the potential for vehicle/vehicle conflicts.
Examples of this condition are shown below:
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1401 N11 Platin Rd loohitt;; txtrtlnrest improper tlrivcwar(mast be asphalt or concrete)
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2401 NW Platte Rd—looking north—improper parking nJ trailers (city cork requires asphalt or
concrete)
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Riverside Red X Community Improvement District Blight Study
2401 NW Platte Rd—looking west—lack of curb around perimeter of parking,islands,signage
Component 2: Improper Subdivision or Obsolete Platting
There are specific conditions that can be used to determine whether a Study Area is
blighted based on improper subdivision or obsolete platting. Among these conditions are
faulty lot shape and/or layout, inadequate lot size, poor access, as well as conformity of
use. On-site investigations and field surveys, and review of public records suggest these
conditions do not exist in the Study Area.
Lot layout is deemed to be faulty if the configuration relative to the street is contrary to
what is desired for development. Lot shape is considered faulty if the shape is unusual to
an extent that it deters or constrains development options. Although the western parcel is
of a shape that constrains or even prohibits development, if joined with the eastern parcel
that is under the same ownership the shape of the lot can no longer be considered faulty.
The Study Area did not exhibit evidence of improper subdivision or obsolete platting.
Component 3: Insanitary or Unsafe Conditions
There are several locations within the Study Area exhibiting unsafe or insanitary
conditions. Conditions considered unsafe or insanitary in the Study Area include
obsolete mechanical equipment, security system, lighting, and refrigeration, sloping
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floors,and noncompliance with the Americans with Disabilities Act(ramps and landings
not to code). In addition to these conditions,the poor condition of the surface parking
lots in the western portion of the Study Area(documented under"Component 4:
Deterioration of Site Improvements")also presents tripping hazards.
No separate environmental assessments were done for this Blight Study.
Examples of this condition are shown below. The entirety of the Study Area exhibited
insanitary or unsafe conditions. The most prevalent condition was the presence of
obsolete building systems (HVAC, refrigeration, lighting, and security), sloped floors,
mold,noncompliance with the ADA code,and deteriorated walking surfaces, including
cracked/uneven sidewalks and deteriorated parking surfaces and driveways.
2401 A{ti'Platte Rd—interior—sloping floor adjacent to front entrance
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I
2401 NW Platte Rd- interior—ohsolete lighting and HIAC
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2401 NW Platte Rd—interior—sloping floor: ohsolete coolers
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2401 NW Platte Rd—interior—sloping floor:ohsolete coolers
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2401 N11'Platte Rd—interior—ohsolete coolers
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2401 NW Platte Rd-interior-ohsolete sec•uritl'system
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2401 NW Platte Rd-interior-unusable cooler due to presence of mold
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—interior—obsolete loading area and storage
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2401 NW Platte Rd—interior—inefficient storage
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—obsolete,inefficient HVAC;water ponding
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2401 NIV Platte Rd—looking northwest—trash/dehris; tr'uiler.s not parked on u.sphalt or concrete
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2401 NW Platte Rd—looking south—trash/debris
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2401 NW Platte Rd—looking north—trash/debris;outdoor storage of applianc e.s, e quihnrrnt. nxucrial
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north improper storage of materials,appliances;deterioration of
sidewalk
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2401 NW Platte Rd—looking south—noncompliant ADA ramps and landings
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2401 NW Platte Rd-looking north-ramp noncompliant with ADA;deteriorated curb
Component 4: Deterioration of Site Improvements
The condition of deterioration of site improvements was primarily established through
field survey work and observation of exterior and interior physical conditions within the
Study Area. Building deterioration rating criteria considered included the following:
primary structure (roof,walls, foundation); secondary structure (fascia/soffits,
gutters/downspouts, exterior finishes,windows and doors, stairways/fire escapes); and
exterior structure (mechanical equipment, loading areas, fences/walls/gates, other
structures).
The most common examples of structural deterioration found in the Study Area included
the deterioration of the roof and the failure of exterior finishes. The following photos are
examples of structural deterioration in the Study Area.
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—deterioration o f roof
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2401 Mi'Platte Rd—interior—evidence of water intrusion through roof
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—aerial—deterioration of roof(requires replacement)
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Ak
2401 NW Platte Rd—looking north—failure of finishes
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2401 A Jf Platic Rrl—Inuking nurllr—failure n//ini.�hc�
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking northeast—failure of finishes;cracking of wall
Sterrett Urban LLC 28
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd-looking north-failure of finishes;overgrown vegetation
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'Platte Rd-looking north-failure of finishes;overgrown vegetation
Sterrett Urban LLC 29
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—deterioration of wall;failure offinishes;mold
2401 NW Platte Rd—looking south—failure of:finishes
Sterrett Urban LLC 30
Riverside Red X Community Improvement District Blight Study
In addition to structural deterioration, a variety of blight conditions were observed within
the Study Area related to the deterioration of the site and non-primary improvements.
These conditions which negatively affect the appearance and utilization of the area, most
commonly include deterioration of parking surfaces, drive aisles, and fences, and the lack
of trash and storage enclosures. Examples of site deterioration problems are found
throughout the Study Area, as shown in the photographs below.
1
2401 NW Platte Rd—looking east—deterioration of parking surface
Sterrett Urban LLC 31
Riverside Red X Community Improvement District Blight Study
1
45"
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2401 NW'Platte Rd-looking south-deterioration of parking surface
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2401 NW Platte Rd—looking west—deterioration of parking surface;lack of curb
Sterrett Urban LLC 32
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—deterioration of parking�surface;unprotected drain
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2401 NW Platte Rd—looking southeast—deterioration of parking surface
Sterrett Urban LLC 33
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—deterioration of parking surface,shopping cart corral,bollards
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2401 NW Platte Rd—looking north—deterioration of parking surface
Sterrett Urban LLC 34
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking east—deterioration of parking surface
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Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—deterioration of parking surface
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2401 NW Platte Rd—looking west—deterioration offence,parking surface;luck of c•urh;misaligned
wheel stops
Sterrett Urban LLC 36
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking north—deterioration offence,drive;improper parking surface
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2401 NW Platte Rd—looking northwest—deterioration offence,drive;improper driving surface
Sterrett Urban LLC 37
Riverside Red X Community Improvement District Blight Study
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2401 NW Platte Rd—looking southeast—deterioration offence,detention basin
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2401 NW Platte Rd—looking north—unscreened trash and storage areas;trash/debris
Sterrett Urban LLC 38
Riverside Red X Community Improvement District Blight Study
e.
2401 A41'Platte Rd—looking south—unscreened trash and storage areas
Each of the two parcels surveyed in the Study Area exhibited deterioration of site
improvements. The most prevalent conditions included deterioration of roof and failure
of finishes, and the deterioration of parking surfaces, driveways and drive aisles, and
fences, and unscreened trash and outdoor storage areas.
Component 5: Existence of Conditions which Endanger Life or Property by Fire
and Other Causes
Fire safety information pertaining to the property in the Study Area was not gathered for
this Blight Study as the data was not available.
An examination of crime data for the past six months,provided by Trulia.com (a
combination of data from SpotCrime.com and CrimeReports.com), indicates the Study
Area has crime rates equal to or lower than many of the neighborhoods in the Kansas
City metropolitan area, and lower than the majority of commercial properties.
The Study Area does not exhibit conditions that endanger life or property by fire and
other causes.
Sterrett Urban LLC 39
Riverside Red X Community Improvement District Blight Study
Summary of Blighting Factors
The following table summarizes the five blighting factors analyzed during inspections of
property within the Study Area.
Riverside Red X CID
Summary of Blighting Factors
Area
Study Area Parcels Pct. (acres) Pct.
Total 2 100% 21.1 100%
Blighting Factors
Defective or inadequate street layout 2 100.0% 21.1 100.0%
Improper subdivision or obsolete platting 0 0.0% 0.0 0.0%
Insanitary or unsafe conditions 2 100.0% 21.1 100.0%
Deterioration of site improvements 2 100.0% 21.1 100.0%
Existence of conditions which endanger
life or property by fire and other causes 0 0.0% 0.0 0.0%
Parcels with at least one blighting factor 2 100.0% 21.1 100.0%
Parcels with no blighting factors 0 0.0% 0.0 0.0%
As evidenced from the table above,more than 50%of the redevelopment area satisfies
the blighting factors of"Defective or inadequate street layout", "Insanitary or unsafe
conditions" and "Deterioration of site improvements."In addition,the percentage of the
Study Area that has at least one blighting factor is 100.0%. The Study Area is deemed to
have a predominance of blighting factors present, due to the presence of a combination of
three of the statutory blighting factors throughout the Study Area.
Economic Liability
The following economic characteristics of blighted areas are generally agreed upon as:
• Reduced or negligible income;
• Impaired economic value;
• Depreciated values;
• Impaired investments; and
• Negligible income.
These economic characteristics are typically substantiated with certain conditions, which
may include but are not limited to one or more of the following:
• Depreciated or stagnant property values or impaired investments.
Sterrett Urban LLC 40
Riverside Red X Community Improvement District Blight Study
• High business vacancies, low lease rates, high turnover rates, or excessive
vacant lots.
• Lack of neighborhood commercial facilities.
• Residential overcrowding or an excess of adult businesses.
• High crime rate.
The Missouri Supreme Court has determined that "the concept of urban redevelopment
has gone far beyond `slum clearance' and the concept of economic underutilization is a
valid one."
As indicated in Appendix B: Property Valuation and Taxes, the assessed value of the
Study Area has increased by approximately 136.94% in the last six years, all a result of
changes in the market rather than any changes to the property. Despite the increased
valuation by the county, however,the Red X continues to have the lowest valuation
compared to its competitors in Platte County.
The best comparable for the Red X include other grocery stores of similar size—
primarily Price Chopper and Hy-Vee. Of these two brands, four stores exist among them
in Platte County within a reasonable distance of the Red X and average just more than
73,000 square feet per store, compared to 90,235 square feet for the Red X. Using the
county's market assessments of each of the stores,the valuation for Red X amounts to
$38.28 per square foot of building. The other four grocery stores are valued between
$112.20 and $137.53 per square foot. The four comparable stores are newer and
according to county records have far less warehouse storage and more refrigerated
storage than the Red X. Even if the Red X warehouse space was eliminated the value per
building square foot still would not approach that of the other four grocery stores. The
level of tax revenue generated by the Red X is far less than what it could and should be
due to its age and condition, and the amount of obsolescence related to its building
systems and layout.
The redevelopment of the area has been hindered primarily by unsafe and insanitary
conditions brought about by obsolete building systems, defective or inadequate street
layout and the deterioration of site improvements. These are costs that are prohibitive for
a private sector developer(or property owner)to take on independently and remain
competitive in the market. Doing nothing will only result in further deterioration of
building and site improvements, resulting in the potential for continued stagnation of
income and property values. In order for the Red X to provide a safe environment for
customers and employees, and to continue to grow and attract new economic activity to
the Study Area and surrounding areas, some form of external financial assistance that is
not currently being utilized will be required in order to make improvement of the Study
Area economically feasible.
Economic underutilization—obsolete building systems and layout, deteriorating site
improvements, and low assessed values and tax revenues—indicates the Study Area is
blighted.
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Riverside Red X Community Improvement District Blight Study
Conclusion
Several components of the Chapter 67 definition of blight were present in the proposed
Riverside Red X Community Improvement District.
The dominant blighting factors are the unsafe and insanitary conditions that exist as a
result of obsolete building systems and refrigeration, mold, defective and inadequate
street layout and the deterioration of site improvements throughout the Study Area. The
roof, building systems and refrigeration, and a majority of the surface parking area and
other secondary site improvements are in poor condition and require replacement or
substantial repair. This results in an inability to ensure safe, clean space for customers
and employees. The depressed assessed values, and consequently tax revenue, indicates
blight is present within the Riverside Red X CID. All of the above combine to create
economic underutilization and an inability to pay reasonable taxes.
Therefore,the consultant has determined that the Riverside Red X Study Area of
Riverside, Missouri, as of June 2, 2020, in its present condition and use, is a"blighted
area"according to the definition provided in Missouri's Community Improvement
District Act statutes (RSMo Ch. 67) and constitutes an economic liability in its present
condition and use.
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Riverside Red X Community Improvement District—Blight Study
Appendix A
Property Ownership & Legal Descriptions
Sterrett Urban, LLC
Riverside Red X CID Appendix A
Blight Study Property Ownership and Legal Descriptions
No. Parcel ID No. Site Address Legal Description Owner
RIVERSIDE MISC TRACT IN THE SE 1/4 OF SE 1/4 OF SEC 4 T50
1 23-2.0-04-400-008-001.000 2401 NW PLATTE RD R33 LYING S OF N W PLATTE RD ROW EXCEPT S 30' GUY ZEKE YOUNG TRUST
2 23-2.0-04-400-008-003.00012401 NW PLATTE RD RENNER PLAZA 2ND LOTS 32 THRU 36 GUY ZEKE YOUNG TRUST
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Riverside Red X Community Improvement District-Blight Study
Appendix B
Property Valuation & Taxes
Sterrett Urban, LLC
Riverside Red X CID Appendix B
Blight Study Property Valuation and Taxes
Assessed Values Taxes
No. Parcel ID Number 2014 2015 2016 2017 2018 2019 2019 Delinquent
1 23-2.0-04-400-008-001.000 370,560 370,560 370,560 620,332 620,332 905,642 83,459.47 83,459.47
2 23-2.0-04400-008-003.000 96000 96,000 96,000 206,814 206,814 199,813 16,280.66 16,280.66
Total 466,560 466,560 466.560 827,146 827,146 1,105,45511 99,740.13 99,740.13
Annual Change% 0.00% 0.00% 77.29% 0.00% 33.65%
Cumulative Change% 0.00% 0.00% 77.29% 77.29% 136.94%
NOTES
2019 taxes are under protest and consequently have not been paid.All other taxes dating back to at least 2014 have been paid.
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Riverside Red X Community Improvement District—Blight Study
Appendix C
Supplemental Information
Zoning Map
Sterrett Urban, LLC
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Riverside Red X Community Improvement District-Blight Study
Appendix D
Summary of Properties & Blighting Factors Present
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Riverside Red X Community Improvement District-Blight Study
Appendix E
Certification /Assumptions & Limiting Conditions / Qualifications
Sterrett Urban, LLC
Riverside Red X CID Appendix E
Blight Study Certification
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 our personal, unbiased professional
analyses, opinions, and conclusions.
3. We have no present or prospective interest in the property that is the subject of this
report, and we have no personal interest with respect to the parties involved.
4. We have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. Our compensation is not contingent on an action or event resulting from the analyses,
opinions, or conclusions in, or the use of,this report.
6. Patrick Sterrett has made a personal inspection of the property that is the subject of this
report on June 2, 2020.
7. This study is not based on a requested result or a specific conclusion.
8. We 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.
Patrick Sterrett
Sterrett Urban, LLC
• Riverside Red X CID Appendix E
Blight Study Assumptions&Limiting Conditions
Assumptions & Limiting Conditions
This Blight Study is subject to the following limiting conditions and assumptions:
1. The reported analyses, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions, and are Sterrett Urban's unbiased professional analyses,opinions,and
conclusions.
2. Information provided and utilized by various secondary sources is assumed to be accurate.
Sterrett Urban cannot guarantee information obtained from secondary sources.
3. The nature of real estate development is unpredictable and often tumultuous. In particular,the
natural course of development is difficult to predict and forecast. Sterrett Urban deems our
projections as reasonable considering the current and obtained information.
4. Sterrett Urban has considered and analyzed the existing conditions concerning the subject
property within the redevelopment area. We have considered these existing conditions when
forming our analysis and conclusions. However, it should be understood that conditions are
subject to change without warning, and potential changes could substantially affect our
recommendations.
5. Our analyses,opinions and conclusions were prepared in conformance with the Code of
Professional Ethics and Standards of the American Institute of Certified Planners.
Sterrett Urban, LLC
Patrick Sterrett, AICP S T E R R E T T U R B ALLC
N
Principal Urban Planning&Development Services
Patrick Sterrett is a certified urban planner and has more than twenty years of experience forging
partnerships, managing complex real estate development projects, and creating exciting,
sustainable urban plans and designs. Prior to forming Sterrett Urban LLC in 2006, Mr. Sterrett
spent eleven years at the Economic Development Corporation of Kansas City, Missouri (EDC) and
initiated and/or managed for the public sector some of the largest pioneering redevelopment
projects in recent memory in Kansas City and in the country, including the Crossroads Arts
District, the Midtown Marketplace (Linwood & Main - Costco and Home Depot), the Power& Light
District (Centertainment), the Kansas City Riverfront, the Columbus Park Neighborhood Mixed-
Use Village, and the Centerpoint Intermodal Center - KC (former Richards-Gebaur Airport).
During his tenure at the EDC, Mr. Sterrett provided staffing to each of the redevelopment
agencies (all political subdivisions of Missouri) including the Land Clearance for Redevelopment
Authority, the Tax Increment Financing Commission, and the Port Authority, and also served as
Executive Director of the Port Authority of Kansas City. Mr. Sterrett's work has been featured in
local and national publications, and his work in the Crossroads Arts District and the Power &
Light District has been recognized by the International Economic Development Council as
exemplary of the most advanced redevelopment methods to revitalize distressed areas.
As Principal of Sterrett Urban LLC, Mr. Sterrett recently developed a financing plan utilizing New
Markets Tax Credits, Historic Preservation Tax Credits, tax abatement, City and philanthropic
grants to restore the former Linwood Presbytery Church as an $11 million, 40,000 square foot
non-profit healthcare and office campus. Mr. Sterrett also served as financial administrator
during construction and managed the satisfaction of all compliance requirements of the
government, lenders and investors.
Mr. Sterrett's professional experience includes the development of dozens of feasibility plans,
blight studies, and redevelopment plans, and securing more than $30 million in federal, state,
local, and philanthropic funds for public improvements in distressed areas. Most recently Mr.
Sterrett has been preparing a redevelopment plan, blight study, and rezoning for the former
Bannister Federal Complex in south Kansas City, and a redevelopment plan and development
prospectus for the Truman Road Corridor, an inner-city industrial district.
In addition, Mr. Sterrett is currently in the process of continuing his long relationship with the
Plaza East Community Improvement District. Mr. Sterrett handled the creation of the district and
has provided administrative and management services to the District since 2012.
l
Patrick Sterrett, AICP S T E R R E T T U R B ALLC
N
I'rincipal Urban Planning& Development Services
Professional Experience
Sterrett Urban LLC 2006-
SELECT
006-SELECT EXPERIENCE
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES
Blight Study
Tiffany Landing Community Improvement District; Tiffany Landing, LLC; Kansas City, MO
General Development Plan and Qualifications Analysis (Undeveloped Industrial Area)
Frontage at Executive Park(PTEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
22nd/23rd Street Connector(PTEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
2nd Amended Ellison/Knickerbocker(PTEA), Kansas City, MO
*Blight Study
Second & Delaware Development Plan (Chapter 353), Kansas City, MO
*Blight Study
Commerce Tower Redevelopment Area(LCRA), Kansas City, MO
*Blight Study
Key Coalition Neighborhood Urban Renewal Area(LCRA), Kansas City, MO
General Development Plan and Qualifications Analysis (Insanitary Area)
Victory Court (PTEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
1-35 &W. 13th Street (PTEA), Kansas City, MO
*In conjunction with APD Urban Planning & Management, LLC
2
Patrick Sterrett, AICP S T E R R E T T U R B A LLC
N
I'rincilr{i Vrban Planning& Do elopment Ser%ices
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES(CONTINUED)
General Development Plan and Qualifications Analysis (Blight)
Troost Bannister(PTEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Insanitary Area)
Seven301 (PTEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
Oxford on the Blue (PTEA), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
1 st Amended Ellison/Knickerbocker(PTEA), Kansas City, MO
'`Blight Study
Bannister& 1-435 (TIF), Kansas City, MO
General Development Plan and Qualifications Analysis (Blight)
1 st Amended Armour/Gillham Corridor(PTEA), Kansas City, MO
Blight Study Addendum (Social Liabilities)
Armour/Gillham Corridor(PTEA), Kansas City, MO
Blight Study
Liberty Commons (TIF), Liberty, MO
Blight Study
Hospital Hill III Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan and Qualifications Analysis (Insanitary Area)
Hawthorne Road (PTEA), Kansas City, MO
General Development Plan
Amended/Restated Folgers Coffee Company(PTEA), Kansas City, MO
Blight Study
Inter-State Building Development Plan (Chapter 353), Abbot Properties, Kansas City, MO
General Development Plan & Blight Study
39th Terrace (PTEA), Kansas City, MO
"In conjunction with APD Urban Planning & Management, LLC
3
Patrick Sterrett, AICP S T E R R E T T U R B A LLC
N
Principal Urban Planning& Development Services
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES(CONTINUED)
Blight Study
Truman-Hardesty(TIF), Kansas City, MO
Blight Study
Oak Barry Community Improvement District, MD Management, Kansas City, MO
General Development Plan & Blight Study
Metro North Mall (PTEA), Kansas City, MO
Blight Study
Metro North Square Community Improvement District, MD Management, Kansas City, MO
General Development Plan & Blight Study
155th& Kensington (PTEA), Kansas City, MO
Blight Study
Hospital Hill III Urban Renewal Area, Kansas City, MO
Blight Study Update
Columbus Park Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan & Blight Study
Troost-Rockhill (PTEA), Kansas City, MO
Blight Feasibility& Redevelopment Boundary Analysis
Northwest Briarcliff Road Corridor, Kansas City, MO
General Development Plan & Blight Study
Valentine-Broadway(PTEA), Kansas City, MO
General Development Plan & Blight Study
Westport-Main (PTEA), Kansas City, MO
Blight Study
Indiana Corridor Urban Renewal Area(LCRA), Kansas City, MO
Blight Study
Troost/Paseo Urban Renewal Area (LCRA), Kansas City, MO
General Development Plan & Blight Study
Blue Valley(PTEA), Kansas City, MO
4
Patrick Sterrett, AICP S T E R R E T T U R B A LLC
N
Principal Urban Planning& Development SerN ices
REDEVELOPMENT PLANNING/BUILDING CONDITION STUDIES(CONTINUED)
Blight Study
Martin City Corridor Urban Renewal Area (LCRA), Kansas City, MO
Blight Study
Longfellow-Dutch Hill Urban Renewal Area(LCRA), Kansas City, MO
General Development Plan & Blight Study
Stuart Hall/HD Lee (PTEA), Kansas City, MO
Blight Study& Urban Renewal Plan
Columbus Park Urban Renewal Area (LCRA), Kansas City, MO
Economic Development Corporation of Kansas City, Missouri 1995 - 2006
Executive Director, Port Authority of Kansas City, Missouri
Planner / Senior Planner
Author of the following plans and studies:
Tax Increment Financing Plans / Blight or Conservation Study
Riverfront TIF Plan / Blight Study
74th &Wornall TIF Plan / Blight Study(plan not approved)
19th Terrace TIF Plan / Conservation Study
22nd & Main St. TIF Plan / Conservation Study
47th & Roanoke TIF Plan
Prospect North TIF Plan
Jazz District TIF Plan
Pershing Road TIF Plan
Urban Renewal Plans / Blight
Eastwood Trafficway / Blight Study
South 315t Street / Blight Study
Longfellow-Dutch Hill
Education
Master of Urban Planning, University of Kansas
Concentration: Housing & Community Development
Bachelor of Architecture, University of Kansas
5