Charles Romano plays an acoustic guitar on the sidewalks of the Country Club Plaza. At almost 50, he remembers a time when the district featured dime stores and a bowling alley.
Romano grew up on McGee Street. As a kid, he wandered among the hippies who met at Volker Park (now Theis Park), just east of the Plaza, to listen to music and get high. Cops who entered the area came across more contraband than they could carry away. They put all the marijuana they confiscated in a big burn pile. "Kind of a shame, actually," Romano says, recalling the pillars of smoke that went uninhaled.
Romano has gray hair and the tanned skin of a musician who performs next to a pear tree. On this day, he faces Barnes & Noble as he plays Led Zeppelin and Neil Young. Just to his right, he can see the building that Highwoods Properties, the Plaza's owner, wants to tear down in order to accommodate the office-space needs of a big law firm.
"If it doesn't look like the area," Romano says between songs, "I wouldn't want it."
Nothing Highwoods builds will satisfy Plaza purists because what the developer wants to demolish is a Plaza original, "the balcony building." As for its replacement, the preliminary design showed an eight-story hulk made mostly of glass and empty imagination. Kevin Klinkenberg, president of the Kansas City chapter of the American Institute of Architects, wrote on his Facebook page that the future home of the Polsinelli Shughart law firm "would be mediocre in a suburban office park."
On the Plaza, it would be an embarrassment.
Architects and buskers aren't the only ones with opinions. The building, at 47th Street and Broadway, quickly became the subject of a passionate "Save the Plaza 2010" Facebook campaign. The City Council even squeezed the proposal onto a meeting agenda last week so elected officials could show Plaza lovers that they cared.
The imperiled balcony building rallied Kansas City residents like the trade of a popular Chief or Royal. The Plaza, much like the city's professional sports teams, is a private business that the public considers its own.
But the notion that the Plaza belongs to the community isn't far-fetched. The district, after all, receives plenty of public money.
For starters, Plaza visitors pay an extra half-percent sales tax on purchases, to pay for the area's free parking garages. Established in 2001, the Plaza garage fund is one of several "transportation development districts" set up around Kansas City. Creatures of state law, the districts give property owners the authority to tax sales for transportation-related projects — bridges, roads, parking lots and the like.
The program is popular with shopping-center owners, who like being able to socialize the costs of their parking areas. The tax, meanwhile, is paid by consumers who may not be aware that their meal or handbag carries an extra charge at the register. Susan Montee, Missouri state auditor, has called transportation districts "about as close as you can get to taxation without representation."
I wouldn't go that far. People can do business wherever they want and can avoid shopping in areas where the tax-collecting gremlins lurk. But anyone who chooses to shop on the Plaza pays the tax at what amounts to retail gunpoint.
The second piece of public funding comes in the form of tax-increment financing (TIF), the city's go-to economic-development tool, which allows developers to skim tax revenue generated by their projects.
The Plaza started collecting the tax money in 1997. Officials at the J.C. Nichols Co., which built the Plaza, asked for the incentives when it proposed spending $240 million on new retail space, apartments, garages and a hotel. The company lobbied the TIF Commission, a city agency, to provide $55 million of the total budget, and the city agreed. The money was paid to renovate Seville Square, where the Cinemark movie theater is located, and to build Valencia Place, a 10-story office tower and retail complex.
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I'm glad the citizens of the town are standing up to face the oncoming challenges of renovation and development. I hope all goes well and that in the end some kind of compromise can be met.
I'm glad the citizens of the town are standing up to face the oncoming challenges of renovation and development. I hope all goes well and that in the end some kind of compromise can be met.
I'm always glad to see citizens getting involved with their city's businesses as they have every right to do so. I can only hope that more people will become aware of things in the areas they live in.
I'm always glad to see citizens getting involved with their city's businesses as they have every right to do so. I can only hope that more people will become aware of things in the areas they live in.
By the way what happened to the super fun for kids...like me... Seville square with McDonalds, Video game arcade and movie theater downstairs?Its a yuppie noodlerama and what else? I think it's a little late in the game to be getting your collective panties in a bunch don't you....Who cares anymore? I do care but it appears that my opinion does not really matter and neither does yours
By the way what happened to the super fun for kids...like me... Seville square with McDonalds, Video game arcade and movie theater downstairs?Its a yuppie noodlerama and what else? I think it's a little late in the game to be getting your collective panties in a bunch don't you....Who cares anymore? I do care but it appears that my opinion does not really matter and neither does yours
Just say NO to redevelopment for the sake of money. Plaza west side
development should be a shining example of what unchecked development will cause. Remember the Mission Shopping Center ? No money to build, now vacant lot not maintained at all...
Could this be what is behind the non-renewal of leases to local restaurants in the Plaza ?
Just say NO to redevelopment for the sake of money. Plaza west side development should be a shining example of what unchecked development will cause. Remember the Mission Shopping Center ? No money to build, now vacant lot not maintained at all... Could this be what is behind the non-renewal of leases to local restaurants in the Plaza ?
Leave the Plaza alone. It's classic! Don't ruin a good thing with your high rise buildings, corporations, etc.
Friends of the Plaza, a coalition of residents, neighbors, and advocacy groups is working together to Save our Plaza! The Plaza's historic nature is immediately threatened by the proposed construction of a high rise building for the Polsinelli Shughart law firm at the corner of 47th and Broadway. The property is owned by Highwoods Properties, an out-of-state real estate investment trust. Highwoods Properties has not heard Kansas City – their building is still a disaster for the Plaza. The balcony building has not been saved and the Plaza is not going to benefit from the revised design proposal for the Polsinelli Shugart firm.
Here are some things that you can do:
1. Contact your city council person by email, letter or telephone...
2. Become a member of the Historic Kansas City Foundation (HKCF) on our website: http://historickansascity.org/...
3. Join HKCF on Facebook to show your support and stay informed on upcoming rallies, protests and Plan Commission hearings: http://www.com/pages/Kansas-Ci...
4. Request a campaign sign for your yard. Email savetheplaza.hkcf@gmail.com for details.
The “compromise” re-design of the Polsinelli Building is unacceptable. The proposed building is too big for this location. As designed, the building would destroy the historic buildings and streetscape along 47th Street impacting the value of existing residential, office and retail commercial real estate.
Wrong building, wrong land use, and wrong location. The corner of 47th and Broadway is a bad location for a single-use office building. The proposed building would replace a mix of residential, office and commercial retail spaces with a single office use. This is a bad idea and it will bring down the value of the Plaza overall.
City Council should not grant a zone change for this site. The design of buildings must follow the existing Plan. The developer-owners are not entitled to a zone change that would violate the Plaza Plan.
The Plaza is too important to ignore the Plaza Urban Design and Development Plan – The Plaza Plan (1989) is the adopted plan of record for this area and city staff and the elected officials must follow the plan.
This case impacts all neighborhoods in Kansas City. If the City Council starts to ignore its adopted Plan on the Plaza – it can ignore Plans in any neighborhood. Approval of this building would set a bad precedent for both the Plaza and the City at-large in terms of re-zoning, plan amendments and public process.
The parking and traffic impact study should be made public. The proposed development combined with the existing growth of the St. Luke’s Hospital campus will create massive automobile traffic congestion and parking problems on Broadway, 47th and Wornell/Wyandotte. Other sites are available on the Plaza, on Main Street and along Brush Creek. Polsinelli needs to go back to the drawing board.
All new buildings should abide by the Plaza Plan and the urban design concept of the “bowl” – which means that high-rise buildings are built at the edge of the Plaza. The historic core of the Plaza should remain a two-three story, mixed use buildings.
This project creates no new jobs and will result in a loss of residential units on the Plaza. If Polsinelli wants to help our local economy and create jobs – they should hire a local planning and urban design firm to find a better location and design a building that contributes to Kansas City’s architectural heritage.
There needs to be mandatory design review for all new structures on the Plaza. The Plaza is one of Kansas City’s most unique places and is known internationally. This controversy could have been avoided if city staff had required the developer to follow the adopted planning and zoning regulations.
A copy of what I sent to the Star last week follows. Yr. article is succinct and informative,especially about the TIF history, etc., but I'd like to see more on who Highwoods really is and their track record in the past, as I've noted in my letter. I think this would be of interest to many here in KC. They tore down the old Pavillion at Myrtle Beach and built shopping/etc. Overall I don't think Highwoods has done a good job on The Plaza. It is beginning to look like McPlaza with all the chains/etc. Now this testing of the waters in the form of that proposed monstrosity.
My e-mail to K. Collison of the Star follows:
Having lived on the Grand Strand in Myrtle Beach South Carolina, my husband and I watched Highwoods make short shrift of all that was unique about the place and now they are at it again at the Plaza.
Yael Abouhalkah thinks the new version looks good, and I say, yes, certainly, but somewhere else in town...not the Plaza. It ain't the place. I am proud of the many Kansas Citians standing up to the corporate line and saying no.
Quoting from your article:
"Highwoods said it would oppose any effort to make the Plaza a historic district, a designation that would severely restrict its ability to alter the appearance of buildings.
“It would be unmanageable,” (i.e. we won't be able to maximize our profits at any expense - my read between the lines.) Stephenson said. “We hope people in the community understand it’s not necessary.”
Funkhouser and Marcason are whoring around for money apparently without any backbone or integrity. The Plaza needs that historic district designation now while existing buildings are still standing not later.
We're gonna kill the goose that...but what else is new?
Leave the Plaza alone. It's classic! Don't ruin a good thing with your high rise buildings, corporations, etc.
Friends of the Plaza, a coalition of residents, neighbors, and advocacy groups is working together to Save our Plaza! The Plaza's historic nature is immediately threatened by the proposed construction of a high rise building for the Polsinelli Shughart law firm at the corner of 47th and Broadway. The property is owned by Highwoods Properties, an out-of-state real estate investment trust. Highwoods Properties has not heard Kansas City – their building is still a disaster for the Plaza. The balcony building has not been saved and the Plaza is not going to benefit from the revised design proposal for the Polsinelli Shugart firm. Here are some things that you can do: 1. Contact your city council person by email, letter or telephone... 2. Become a member of the Historic Kansas City Foundation (HKCF) on our website: http://historickansascity.org/commerce/membership.html 3. Join HKCF on Facebook to show your support and stay informed on upcoming rallies, protests and Plan Commission hearings: http://www.com/pages/Kansas-City-MO/Historic-Kansas-City-Foundation/67653606987 4. Request a campaign sign for your yard. Email savetheplaza.hkcf@gmail.com for details. The “compromise†re-design of the Polsinelli Building is unacceptable. The proposed building is too big for this location. As designed, the building would destroy the historic buildings and streetscape along 47th Street impacting the value of existing residential, office and retail commercial real estate. Wrong building, wrong land use, and wrong location. The corner of 47th and Broadway is a bad location for a single-use office building. The proposed building would replace a mix of residential, office and commercial retail spaces with a single office use. This is a bad idea and it will bring down the value of the Plaza overall. City Council should not grant a zone change for this site. The design of buildings must follow the existing Plan. The developer-owners are not entitled to a zone change that would violate the Plaza Plan. The Plaza is too important to ignore the Plaza Urban Design and Development Plan – The Plaza Plan (1989) is the adopted plan of record for this area and city staff and the elected officials must follow the plan. This case impacts all neighborhoods in Kansas City. If the City Council starts to ignore its adopted Plan on the Plaza – it can ignore Plans in any neighborhood. Approval of this building would set a bad precedent for both the Plaza and the City at-large in terms of re-zoning, plan amendments and public process. The parking and traffic impact study should be made public. The proposed development combined with the existing growth of the St. Luke’s Hospital campus will create massive automobile traffic congestion and parking problems on Broadway, 47th and Wornell/Wyandotte. Other sites are available on the Plaza, on Main Street and along Brush Creek. Polsinelli needs to go back to the drawing board. All new buildings should abide by the Plaza Plan and the urban design concept of the “bowl†– which means that high-rise buildings are built at the edge of the Plaza. The historic core of the Plaza should remain a two-three story, mixed use buildings. This project creates no new jobs and will result in a loss of residential units on the Plaza. If Polsinelli wants to help our local economy and create jobs – they should hire a local planning and urban design firm to find a better location and design a building that contributes to Kansas City’s architectural heritage. There needs to be mandatory design review for all new structures on the Plaza. The Plaza is one of Kansas City’s most unique places and is known internationally. This controversy could have been avoided if city staff had required the developer to follow the adopted planning and zoning regulations.
A copy of what I sent to the Star last week follows. Yr. article is succinct and informative,especially about the TIF history, etc., but I'd like to see more on who Highwoods really is and their track record in the past, as I've noted in my letter. I think this would be of interest to many here in KC. They tore down the old Pavillion at Myrtle Beach and built shopping/etc. Overall I don't think Highwoods has done a good job on The Plaza. It is beginning to look like McPlaza with all the chains/etc. Now this testing of the waters in the form of that proposed monstrosity. My e-mail to K. Collison of the Star follows: Having lived on the Grand Strand in Myrtle Beach South Carolina, my husband and I watched Highwoods make short shrift of all that was unique about the place and now they are at it again at the Plaza. Yael Abouhalkah thinks the new version looks good, and I say, yes, certainly, but somewhere else in town...not the Plaza. It ain't the place. I am proud of the many Kansas Citians standing up to the corporate line and saying no. Quoting from your article: "Highwoods said it would oppose any effort to make the Plaza a historic district, a designation that would severely restrict its ability to alter the appearance of buildings. “It would be unmanageable,†(i.e. we won't be able to maximize our profits at any expense - my read between the lines.) Stephenson said. “We hope people in the community understand it’s not necessary.†Funkhouser and Marcason are whoring around for money apparently without any backbone or integrity. The Plaza needs that historic district designation now while existing buildings are still standing not later. We're gonna kill the goose that...but what else is new?
The Vandals are at work. Destroy, destroy, destroy. And, Yes, it was the fake Spanish Colonial buildings that gave the Plaza its charm. Saks built a hideous building that was like a sore on the Plaza and then bailed. I haven't been to Plaza in a long time, but I assume the monster building is still there and ugly as hell.
Letting money spoil everything, so probably this new horror will be built, too bad. Of course, I remember on the west side of the Plaza the nice roomy high rise apartments were demolished. What a wast.
The Vandals are at work. Destroy, destroy, destroy. And, Yes, it was the fake Spanish Colonial buildings that gave the Plaza its charm. Saks built a hideous building that was like a sore on the Plaza and then bailed. I haven't been to Plaza in a long time, but I assume the monster building is still there and ugly as hell. Letting money spoil everything, so probably this new horror will be built, too bad. Of course, I remember on the west side of the Plaza the nice roomy high rise apartments were demolished. What a wast.
Polsinelli has already used up its "tear down a historic building" coupon. Remember the beautiful apartments that were there before they put up the current building? Not sure why they are so intent on tearing down history the way they are. Oh, right...it's ego and greed. I forgot.
I'm guessing that even the second rendering of the PS's tower is preliminary. Developers may often show something in a proposal that's conceptual only. If they end up with a Valencia Tower (Locktons) look and set it back, I'd be ok with it... especially if they get rid of those ratty apartments above the Balcony Building.
how about this facade to start with. Move up and put a tower at the top middle. plenty of space for signage... http://www.virtualtourist.com/...
Polsinelli has already used up its "tear down a historic building" coupon. Remember the beautiful apartments that were there before they put up the current building? Not sure why they are so intent on tearing down history the way they are. Oh, right...it's ego and greed. I forgot.
Folks, this is not going to end well. The law firm and the landlord are tag-teaming the Plaza into a project straight from the bowels of institutionalized mediocrity.
The structure looks like any trashy third tier hotel that dots the periphery of anywhere USA. The volume of that building in that location will destroy forever the unique ambience that now exists on that part of 47th.
Polsinelli knew there would be a great howling with the first proposal. The second is no better. There is a profound lack of imagination on the part of Highwoods and Polsinelli. These proposals are from a certain class of Americans who have academic degrees , but no real educations. They fail upwards and they poison the world. They are the champions of ugly. They know the price of everything and the value of nothing.
food for thought.... If it doesnt blend in, could we please not build a box???? http://www.e-architect.co.uk/i...
I'm guessing that even the second rendering of the PS's tower is preliminary. Developers may often show something in a proposal that's conceptual only. If they end up with a Valencia Tower (Locktons) look and set it back, I'd be ok with it... especially if they get rid of those ratty apartments above the Balcony Building.
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