PLAZA BOWL OVERLAY DISTRICT
HKC has long recognized that maintaining the character and historic integrity of the Plaza is essential to preserving Kansas City’s heritage and economic success. HKC was a leader in the City’s update of the Midtown/Plaza Area Plan, which culminated in a zoning ordinance that limits height and land use in the historic core of the Plaza and an updated Plan that provides the framework for protecting the Plaza area and Midtown.
The Plaza Bowl Overlay District Ordinance limits building heights and land uses on both sides of 47th St. from Roanoke Pkwy. on the west to Main St. on the east. Building heights are limited to 45’ to 190’ depending on location. Uses are more limited than otherwise would be permitted by the underlying zoning.
The ordinance permits “deviations” to these height and use limits if approved by the City Council. However, the ordinance includes no standards or limits for evaluating and approving requested deviations. Without standards or limits, developers can request height deviations in excess of the Overlay District maximums, including additional floors. It gives nearly unlimited discretion to the City Council. The greatest incentive for using deviations is the addition of income-generating floors to produce more income for the developer’s bottom line. The ordinance simply needs to be tweaked to provide objective standards for deviations to avoid abuse.
Working with City Councilwoman Shields and Bough, HKC drafted Ordinance No. 220729, which proposes to define deviation standards in the Plaza Bowl Overlay District. The ordianance will be heard by the City Plan Commission on Tuesday, September 20th, and the following week by the Neighborhood Planning and Development Committee.
Plaza Bowl Overlay Timeline
Plaza Urban Design and Development Plan (1989)
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Significant commercial development pressures in the 1980s
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43rd to 55th, State Line to Paseo
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Commercial, institutional and neighborhood areas
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Two-year citizen-based planning process
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Participation: Neighborhoods, commercial property owners, developers, institutional property owners
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Assisted by internationally known urban planner
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Establishes concentric zones with recommended heights in st
ories
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Amoeba drawing with approximate zones
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$800 million new commercial development 1989 – 2014
Midtown/Plaza Area Plan (2016)
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Covers Midtown from 31st to 51st, State Line to Paseo
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Also updates the 1989 Plaza Plan, 43rd to Brush Creek
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Recommends for specificity for Plaza
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Includes specific maximum Height Zones
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Includes maximum heights in feet, not stories
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Amoeba map’s approximate zones replaced with parcel-by-parcel map
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Recommends proceeding in geographic phases
Implementation Committee (2016 – 2019)