Proposed City Market Apartment Tower Hailed as Future Development Model

A 13-story apartment building proposed by Flaherty & Collins in the River Market has been stalled by FAA height restrictions in the area. (Rendering by KEM Studio)

By Kevin Collison

A 13-story, 300-unit apartment development planned for just west of the City Market was endorsed by a Port KC committee Monday after being hailed by the city manager as a   model for future downtown development.

The $75 million project proposed for what’s now a city-owned parking lot would occupy a  one-acre site and include a 260-space garage that’s significantly smaller than the 400-space structure originally proposed.

“Given its proximity to the streetcar and the density of that area, it’s a different direction than what we’ve seen in lot of development in town,” said City Manager Brian Platt.

“Three hundred units per acre is a great number. This will be the beginning of a new level of high density development in the River Market and downtown. Hopefully we’ll be moving more toward this type of a deal in the future.”

The Port KC development committee supported the plan by developer Flaherty & Collins of Indianapolis by a 5-1 vote. It still must be approved by the full Port KC board. If successful, work could begin by this Fall.

“We are absolutely excited to move forward,” said Ryan Cronk, a vice president at Flaherty & Collins.

The proposed apartment tower would be located on a city-owned parking lot just west of the City Market. (Image from developer presentation)

The project would set aside 20 percent of its units as affordable, 15 percent for households earning less than 70 percent of the metropolitan median family income (MFI) and 5 percent at less than 50 percent MFI.

The Kansas City metro MFI was $86,600 for a four-person household in 2021, according to a chart provided by the developer.

To help finance the project, Flaherty & Collins is seeking a 25-year property tax abatement that would start at 85 percent for the first five years and drop by increments to 25 percent the last five years. It’s also seeking a sales tax break on construction materials.

As a city-owned lot, the property is currently paying no property taxes.

City Councilman Kevin O’Neill, a Port KC board member, cast the lone opposing vote, repeating his assertion the streetcar should be considered enough of an incentive for developers.

Flaherty & Collins was one of two developers who responded to a request for proposals by Port KC more than two years ago. The redevelopment plan calls for the city to transfer the parking lot to the authority which would then negotiate an agreement with the developer.

A ground level view of the Flaherty & Collins proposal across from the City Market. (Rendering by KEM Studio)

The proposed project encountered obstacles on the way, including push back from the Federal Aviation Administration about its height, and concerns from downtown advocates that its original, 400-space garage proposal was too large.

The city has had productive conversations with the FAA and is hopeful to receive approval for a 13-story building, but nothing has been finalized.

If successful, the project would be significantly taller than the seven- to eight stories the agency originally contemplated. The FAA has authority over building heights because of flight paths to the Wheeler Airport.

The planned garage no longer will replace the 160 public spaces that exist on the surface lot. It now will include 20 paid public spaces and 20 free spaces for City Market tenants. The remaining 220 spaces are for residents.

There also will be 23 on-site surface spaces available to the public.

Brian Rabineau, Port KC general counsel, said the garage size was reduced at the request of River Market “stakeholders.”

“There were a lot of concerns about overbuilding parking in this part of the city,” he said. “Given that it’s on an active (streetcar) transit line and as a result of that input, the current plan is to decrease that parking as outlined earlier.”

The decision to reduce the size of the garage was praised by Derek Hoetmer, chair of the Downtown Neighborhood Association planning and development committee.

“Downtown is plagued with highly visible lots in prime locations like this that are solely dedicated to storing automobiles,” he said. “We think the city desperately needs more projects like this to continue the momentum of building for the 21st Century.”

The proposed development also would include 8,200 square-feet of retail space. As part of the development proposal, Flaherty & Collins would spend $500,000 to enhance the River Market green space immediately north of the project as well.

Another view of the proposed Flaherty & Collins tower looking south. The developer proposes to spend $500,000 to enhance the green space depicted in the foreground. (Rendering by KEM Studio)

The requested initial 85 percent property tax abatement was criticized as being too large by Kathleen Pointer, a representative of the Kansas City Public School District. She also noted the planned rents were not affordable to families.

Sixty of the apartments would be set aside as affordable. At the 70 percent MFI level, monthly rents for a studio would be $1,061; one-bedrooms, $1,212, and two-bedrooms, $1,364.

At the 50 percent MFI, studio rents would be $758; one-bedrooms, $866, and two-bedrooms, $974. The full, market-rate monthly rents for the remaining 240 units would be $1,250 for a studio; $1,800 for a one-bedroom, and $2,400 for a two-bedroom.

Those rents do include all utilities, according to the developer. The project also was introduced more than a year before the City Council adopted stricter affordable requirements.

During an almost 1 1/2 hour discussion, supporters of the project, including Platt, said the proposal would help address the city’s affordable housing goals.

Two Port KC board members, Councilwoman Katheryn Shields and former Councilwoman Deb Hermann noted that deeper reductions in rents likely would require cash subsidies from the city or other public entities to make the numbers work for developers.

“My memory is that site has sat like it is for 30 or 35 years, giving nothing to the taxing jurisdictions and providing opportunities to no one,” Hermann said.

“I’d like see a higher ratio of affordable housing, but we’d have to find more public dollars for that to happen.”

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  1. I kind of feel we have been hit with a developer bait and switch – I don’t remember in the online presentation there being anything mentioned about 400 public parking spaces. I remember some concerns being made about not losing the public parking already there – which in turn is a source of revenue to the City. And the one other item I see not mentioned was the retail aspect. Without it – it is just another apartment building that is no different than what the other developer had proposed. The 1st floor retail aspect would generate sales tax revenue for the City – has that been abandoned?

  2. How do 300 units worth of people which may include upwards of 700 people park in 260 parking spots? This is dumb.

  3. Love to see less space for cars and more for humans! The half a mil going to the park should be nice as well. Would love the city market to consider putting a piano out again it did give character to 4th St when I stayed there circa 2015

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