by Ivan Foley
A proposed special taxing district known as a Community Improvement District (CID) is proposed at Parkville in an area that would include the new QuikTrip under construction at the intersection of Hwy. 9 and Hwy. 45.
The proposed CID would have an additional one percent sales tax on purchases made within the district. Revenue generated by the special one percent tax would be used for a variety of public improvements within the district, including roadways, sidewalks, pedestrian trails, and stormwater systems, with the purpose being to enhance safety, capacity, aesthetics and traffic flow.
If established, the sales tax rate within the Hwy. 9 CID would be 8.1%. That would be less than many sales tax rates in the region, including KC Briarcliff at 8.6%, Parkville Commons 9.1%, Zona Rosa 9.475%, Burlington Creek 9.475%, and Legends in Kansas City, Ks. at 9.375%.
The sales tax in downtown Parkville is also 8.1%, which includes a 1% tax for the downtown CID.
Riverside’s sales tax rate is currently 6.6%, though the City of Riverside is currently working to establish a one percent CID for the Gateway-Vivion area.
At Parkville, city leaders and members of the Parkville Economic Development Council (EDC) are working to meet with all the affected property owners within the district. There are 30 properties within the proposed district, Lauren Palmer, city administrator, told The Landmark this week.
“Contact has been made with about half of the owners and the response so far has been very positive. There seems to be strong enthusiasm for the proposed improvements to Hwy. 9,” Palmer said.
The creation of the special taxing district is a recommendation that came out of the Hwy. 9 Corridor Study as the best way to accomplish safety and capacity improvements for the corridor.
“This is a very common way to help fund infrastructure improvements in Missouri,” Palmer said.
Parkville city leaders say they do not yet have an estimated annual revenue total the proposed taxing district might generate, saying it will depend on the final district boundaries and other factors.
Of the meetings that have been taking place, Palmer said:
“The goal is to share information about the proposed district and gather feedback in order to finalize a petititon to create the district. It takes time to organize more than 30 owner meetings and we haven’t made it around to everyone yet.”
The city administrator emphasized that if an owner has not yet been contacted, he/she will be in time.
“Anyone is welcome to contact me to request information or a meeting,” Palmer said.
The district would be created by the Parkville Board of Aldermen. In order to get the district formed, a petition must be signed by at least 50% of owners within the district in terms of both assessed valuation and number of owners.
“Once the district is established, an election would be held of property owners within the district to vote on establishing the one percent sales tax,” Palmer explained.
The area, Palmer emphasized, is still in the fine tuning stages. The final district boundary will be outlined in the petition that is eventually presented to the board of aldermen.
Palmer said there is no longer consideration of a special assessment on non-retail properties. This was included in an earlier plan but has been pulled off the table, Palmer said.
An assessment of $1.25 per square foot of usable building space of redeveloped or new improvements had been earlier discussed for non-retail properties.
“After the initial round of conversations with owners, we decided not to include an assessment in the petition. It was difficult to explain and was causing confusion,” Palmer said.
“Several owners voiced opposition to a property assessment. Many believe a sales tax is more fair since it is paid by customers who use the transportation network to come into the district to shop regardless of residency,” she said.
“If new or improved non-retail properties add significant new traffic to the corridor, there are other ways for them to participate in the cost, such as constructing a portion of improvements adjacent to the affected property,” Palmer added.
“We will share new information as it becomes available. We ask for patience as we’re trying to coordinate with many people and owners,” she remarked.
The 30 property owners within the proposed Hwy. 9 CID are:
QuikTrip Corporation; Fellowship of Grace; Platte Valley Bank; Farley State Bank; Kenneth C. Jr and Sandra Dee Kerns; TA Operating LLC; Robert V. and Helen Rooney; Watson’s Express Lube LLC; Bleish Investments LLC; Gary W. and Elizabeth D. Simons; Stacey Real Estate LLC; Claude F. Smith VII Corporate LLC; RD&H LLC; River North Development; City of Parkville; Paul and Margarent and Gregory and Denise Mancuso; SKG, LLC; Platte County; North Point Fellowship Properties LLC; Marshall Investments, LLC; Consolidated Library District No. 3; Don Julian Builders, Inc.; Riss Lake Homeowners Association; Walnut Grove Cemetery; Cole WG Parkville MO LLC; Denver E. and Audrey Harris; Parkville Sod Lawn & Garden; Datmab Properties LLC; Gauthier Enterprises LLC; and Northland Sports LLC.
The QuikTrip store hopes to be open for business in early fall.
A FIVE YEAR PLAN
A major purpose behind the proposed district, Palmer says, is to generate local matching funds for the city to pursue state and federal transportation grants to complete proposed Hwy. 9 improvements.
The five-year plan states that anticipated improvements may include roadway and related infrastructure projects as identified in the study report. The corridor study identified approximately $4 million of needed improvements along Hwy. 9 between Hwy. 45 and Lakeview Drive.
In general, the proposed improvements are intended to enhance the safety, aesthetics and economic vitality of the corridor and include sidewalks and pedestrian trails; decorative pedestrian-level street lighting; stormwater improvements; and improved access control.
Depending on available funds, the district board of directors may fund other projects and improvements that are deemed important to property owners within the district.
For instance, CID funds could be used to develop and implement a retail marketing plan for the district, as well as to engage in business recruitment, support and retention. Litter removal, landscaping, lighting, public art, banners and trash receptacle are also possible uses for CID funds.
The petition establishes an initial term of 20 years for the CID to be in place. The district may automatically be continued for successive 10-year terms unless the Parkville Board of Aldermen adopts a resolution to discontinue prior to the start of a new term. However, the one percent sales tax must be renewed by an election of property owners within the district after the initial 20-year term, Palmer said.