"Troost Avenue has a negative image," says developer Greg Patterson. "And it doesn't deserve that image."
Patterson and a business partner, John Hoffman, think they have a plan to change that negative perception for, at least, three blocks of the street. On Monday night, Patterson held a meeting to share his vision with residents of the Rockhill Ridge neighborhood, which marks Troost as its eastern border. About 20 residents met with Patterson in the Rockhurst Community Center to get the details a project that Patterson and Hoffman have been working on for several years: to create a mixed-use development -- with four new buildings -- for the west side of Troost, between 53rd and 56th streets.
The long-range plan even includes a new name for the neighborhood: University District. Patterson and Hoffman created a limited-liability corporation in that name in 2007.
Hey, it has a nice ring to it and -- as Patterson likes to point out -- this neighborhood is anchored by the University of Missouri-Kansas City; Rockhurst University; and Stowers Institute for Medical Research, which has created a new graduate school. But the potential University District would fall within the boundaries of the 49/63 Neighborhood Coalition.
"It's one of the oldest neighborhood organizations in Kansas City," says Rockhill Ridge resident Don McClain. "There might be some sensitivity about creating a new name."
The new name, however, would primarily affect the Rockhill Ridge and Rockhill Crest neighborhoods. And the neighbors attending Monday's meeting seemed to like the idea. They were also attentive to Patterson's pitch to support the bigger picture: a mix of retail, restaurants and market-rate apartments in the new structures to be built on property on the west side of Troost.
Patterson and Hoffman currently own five buildings on the 5500 block of Troost, including the restored two-story 1920s structure that currently houses tattoo artist and musician Robbie Lopez' Rose Tattoo studio and the low-slung brick building occupied by Blue Star Motorcycles. Patterson also recently closed on the building on the southwest corner of 55th and Troost occupied by K's Thriftway Cleaners, Darlene's Antiques and J'Bone & Ja Quan Clothing. The latter business, Patterson says, is moving out of the building at the end of the month.
Existing businesses on this stretch of Troost, including the iconic Mike's Tavern and Greedy Man's Bar B Que, are expected to stay as part of the redevelopment project. But Patterson hopes that other restaurants will become tenants in the new buildings, which are expected to include 114 apartments. The plan also incorporates two empty but existing buildings: the Sam Miller Coach building and the vintage service station, owned by the Holmes family, that most recently served as the Coffee Break coffeehouse. In the plan, these buildings would "either be acquired by University District Venture LLC or acquired by UMKC and leased back to University District Venture LLC."
Patterson used the growth of the western 39th Street corridor near the University of Kansas medical-center complex as an example of what could potentially happen in the University District. In the 1980s, a single boutique restaurant, Cafe Allegro, triggered a chain reaction that led to this neighborhood becoming the highly popular area now known as "Restaurant Row."
"This stretch of Troost could easily become another Restaurant Row," Patterson says, "with great, small, independently owned restaurants."
But not without pain, as Patterson was reminded. Residents on the streets surrounding the 39th Street Restaurant Row have complained -- for two decades -- about the lack of adequate parking for patrons of the restaurants and bars. Patterson assured his audience that the plans for University District include plenty of parking behind the proposed buildings.
The preliminary concept for the University District project -- which Patterson and Hoffman have presented to officials at UMKC, Rockhurst University and the Southtown Council -- would cost around $20 million. Patterson and Hoffman are seeking additional equity and plan to make a request for tax-increment financing from the city.
Patterson and Hoffman have not yet presented a formal proposal to UMKC. The university's master plan anticipates a development project on Troost for the area between 53rd and 54th streets. "They will be calling for an RFP -- request for proposals -- in 2012," Patterson says. "We've started assembling our project to present when we're ready. But we're going ahead with the project south of 54th Street."
The residents expressed concern about increased traffic on the already busy Troost, future oversight of the new tenants in the proposed buildings, and keeping the architectural integrity of the street intact. "None of the new buildings will be over three stories," Patterson says, adding that Scott Slaggie of Slaggie Architects is designing the new buildings.
"If all goes well," Patterson says, "we can start construction next year."
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Well, considering my mother is bed-bound with MS and requires constant care, that is pretty hilarious. You have truly shown how little class you have. Try to limit your filthy diatribe (do not worry, I will wait while you google the word) to me, and leave my mother out of it.
hey wasn't that your mom that got raped the other day after she passed out.....everyone said she was a dead F>>>, even the rapist!
I'm sorry if you don't feel safe in the city. It is so scary here if you are not with your mommy.
Yes, people live here (believe it or not, even white people!?!), and we feel perfectly safe. Stay in Kansas JOCO, where evolution is outlawed, and women's rights are taking a backward slide to the fourteenth century.
I live in the area, and I could not agree with you more. Our neighborhood is coming up, whether you haters and naysayers like it or not.
You have no idea what you are talking about. I live near Troost, and I feel perfectly safe here. Stay away, I do not want you in my neighborhood anyway.
The best new name would be "recently carpet bombed". The east side is a fucking a mess. Now the fucking thugs (read as mostly blacks) are ruining the plaza again this year. The zoo is being run by the animals. If you have a good neighborhood in KCMO, build a wall about 20 ft high. That should be high enough because they are too fucking lazy to climb up.
It's image is very well deserved....they earned it. Why don't they call it crime spree boulevard!
Don't spend a dime on it. PC doesn't apply to neighborhoods. It has a bad reputation because you have to lock your doors and carry a gun in the neighborHOOD! More turd-polishing is not the answer.
As a business owner - I want to move my store over there. NOT - you can put make up on a pig and call it a fancy name, guess what - It's still a f pig - aas
JOCO you are so behind the times. They are also spending 10 millions dollars as we speak on a huge investment called Target Green. It spans from 75th to 77th ter, Troost to Paseo. I live right in this area it is fantastic!
Please, for the sake of sanity... "musician Robbie Lopez' Rose Tattoo studio"
The possessive is Robbie Lopez's..."
This dropping of the proper possessive is a creeping fungus, a form of grammatical political correctness
i was thinking the same thing.... plenty of empty lots. if we could get some water .... i am on 5800 block of rockhill; are we included?
@CFerruzzaPitch:twitter - Great article, but you usually write on restaurants, food, etc. Will we have the pleasure of seeing you write on real estate and neighborhood issues more often?
This is great news. The neighborhood to the East of Troost from 54th - 59th, Troost to Paseo would benefit greatly. Troost Plateau has affordable housing stock in the form of mostly bungalows and Shirtwaists. More and more gays, students and young couples are moving in to the neighborhood and it is ripe for a turn-around. Having retail and restaurants that would appeal to the residents would be very welcome.
And if you are into gardening or Urban Farming the soil is wonderful.
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