Barney Allis Plaza reconstruction plan has a price tag of $112.4 million
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Image credit above: The final design for a revamped Barney Allis Plaza lowers it to street level and adds 39,000 square feet of green space for events. (Render | HOK)
Nearly three years after launching its research, the city now has a solid design plan and price tag to revive the crumbling Barney Allis Plaza, but doesn’t appear to be any closer to figuring out how to to pay.
Briefing a city council committee on Wednesday, consultants said the plaza built in 1955 in the heart of the downtown convention district could be rebuilt in ‘world-class’ condition with a smaller underground garage of 600 places for 112.4 million dollars.
Peter Sloan, HOK’s senior manager working on the project, told the Finance and Infrastructure Committee that the design was the culmination of years of community meetings.
“The goal is to make sure we create a world-class destination for everyone downtown,” he said.
“We want to enhance the current experience for all residents, employees and visitors. It is essentially to create a Swiss army knife of use for the city at the level of parks and events.
A timetable indicated if the council approves the design and a financing plan by the end of spring, construction could begin this fall with an opening in winter 2024. City officials had initially hoped to have a revamped Barney Allis ready for the 2023 NFL Draft.
“We are currently at a point where we have delivered the schematic design, guaranteed maximum price and development schedule,” said William Crandall of CBC Real Estate.
“We know what it’s going to cost, but we haven’t figured out how we’re going to fund it yet.”
The design prepared by HOK calls for the plaza to be lowered to street level and includes a 37,000 square foot event lawn that can accommodate up to 5,000 people as well as water features, a playground, a park for dogs and public art.
The current 980-space garage on three levels, partially closed for several years due to deterioration, would be replaced by a 600-space garage. The plan would also strengthen the foundations to allow for the construction of a potential residential tower.
The cost of doing nothing was also specified.
In April 2020, an engineering consultant recommended the city close the garage immediately, citing structural issues and code violations.
The city later spent $3 million to shore up and repair the facility, though the lowest level of the garage remains closed.
City architect James Freed told council members that the temporary solutions did not change the garage’s long-term problems.
“The garage remains on life support,” he said. “It’s stable, but there are certainly concerns about the amount of deterioration below the second floor that is significant.”
He cited last summer’s collapse of a condo building in Surfside, Fla., that killed 98 people as an example of a potential structural hazard.
“It was a catastrophic failure,” Freed said, referring to the Florida crash. “We have no reason to believe that the lower level of the Barney Allis Plaza garage would experience a significant failure.
“What I need to share is that we’ve learned that the floor systems are tied to the boundary walls, so if at any time the third floor were to fail, it could put the boundary walls at risk. that trap dirt around the streets.”
The consultants also suggested several potential trims to the Barney Allis Plaza and Garage proposal that would save an estimated $20 million, the largest being the elimination of 200 garage spaces, reducing the price by $12.7 million. of dollars.
Another option that was discussed and rejected was to completely eliminate the underground garage. Freedman estimated it would cost $30 million to remove the garage and fill its cavity.
City officials, however, warned that Barney Allis Plaza and his garage were used as collateral in Bartle Hall’s debt financing, and removing the parking lot would violate its terms. Nearby hotels also have contractual parking agreements.
How to pay for reconstruction remains a dilemma.
When council last March approved funding for a further study of what was then estimated at $70 million, it was expected to qualify for funding from the federal infrastructure program.
While Washington has approved a huge infrastructure bill since then, there is no indication that the Barney Allis Plaza plan was included or might qualify.
“I know that’s a priority for the Downtown Neighborhood Association and the Downtown Council, not so much parking, but public space as well,” Councilman Eric Bunch said.
“It’s a difficult question because of the financial situation (of the city).”
The consultants acknowledged that board members would be shocked by the stickers regarding the final cost estimate.
“We realize it’s a big lift and a big demand, but it’s an important part of the city’s hotel and convention network,” Crandall said.
Flatland contributor Kevin Collison is the founder of CityScene KC, an online source for downtown news and issues.