Kansas City Neighborhood Grapples with Demolitions and Uncertain Future
The Valentine neighborhood in Kansas City is facing an uncertain future as KC Life Insurance Company continues to demolish properties, leaving residents concerned about the lack of clear redevelopment plans. Over the past few months, the company has razed numerous homes and businesses, sparking tensions that date back decades.
A History of Conflict and Abandonment
The current situation echoes past conflicts. In the 1970s, residents opposed a plan to redevelop a significant portion of the neighborhood. More recently, the demolition of buildings, including the historic Knickerbocker Apartments in 2020, has further exacerbated the problem. The issue extends beyond Valentine, as nearly 10% of properties across Kansas City are vacant, contributing to blight and hindering community development.
Over the past 120 years, the four blocks of the Valentine neighborhood have seen a dramatic reduction in structures. Once home to 80 homes and businesses in 1909, only eight buildings remain. In the words of Valentine resident Catherine Hayes, who has lived there for forty years, the area now resembles “a wasteland.” Her daughter, Sarah Hayes, who grew up in the neighborhood, echoes the sentiment, lamenting the loss of the community and the difficulty of rebuilding.
Neighbors Seek Answers and Action
Since September, when KC Life announced its intention to demolish two dozen homes, residents have been holding regular gatherings to protest the demolitions. They express their frustration with signs like “KC Life Insurance kills homes” and “Honk if you hate the demo.” Chris Jordan, the development chair for the Valentine Neighborhood Association, points out that the company often allows properties to deteriorate before demolishing them.
KC Life claims its actions are aimed at improving the neighborhood, stating that the removal of vacant structures will “lay the groundwork to redevelop this property in a manner that meets the needs of our City.” The company has announced plans for a mixed-use and residential project but provided no details about the scope, timeframe, or financing. This lack of transparency has fueled residents’ frustration and distrust.
“We don’t want to see any more houses torn down without a plan in place,” Jordan stated, reflecting the community’s demand for proactive planning before further demolitions.
Historical Tensions and Ongoing Concerns
The relationship between Kansas City Life Insurance and the Valentine neighborhood has long been strained. The insurance company began buying properties behind its headquarters in the 1960s, and the company was a part of a project to clear eight blocks for an office park. This was the catalyst for the formation of the Valentine Neighborhood Association. The neighborhood association was founded by Joe Cigas, after he unsuccessfully sued KC Life and lobbied to keep the neighborhood intact.
In 2020, the demolition of the Knickerbocker Apartments, a historic building on the National Register of Historic Places, further heightened tensions. KC Life claimed the building, which had been vacant for 18 years, was beyond repair after a fire.
What’s Next for the Valentine Neighborhood?
According to Jordan, KC Life informed the Valentine Neighborhood Association that nearly all of the company’s properties north of 35th Street would be demolished. This leaves the prospect of demolition looming over at least three occupied buildings. Although the exact number and addresses are not being revealed, the company has stated that development plans, when released, will be “timely and complimentary to the needs of the neighborhood, including residential and mixed-use.”
Councilman Crispin Rea, who represents Kansas City’s 4th District at-large, noted KC Life has not yet initiated its plans with the city’s development process. When the neighborhood association asked the company to pause the demolitions until a plan could be presented, the company declined.
“They sent a reply (a month later) saying, ‘We don’t have a plan (to show you), and we’re tearing them all down,’” Jordan recounted.
The neighborhood association is exploring the possibility of establishing a historic district to slow down the demolitions and ensure that the Historic Preservation Office reviews future demolition plans.
Addressing the Issue of Vacant Lots
The problem of vacant lots is not isolated to Valentine, and is a city-wide issue. City leaders, including Mayor Quinton Lucas, are seeking solutions to address the widespread blight, which impacts public safety and quality of life. The Mayor stated that the city is trying to address the issue of empty properties throughout the city.
Recognizing the need for change, Kansas City is exploring various options. These include levying fees on property owners who fail to develop their vacant lots, taxing vacant land at higher rates, and directing potential revenue to the city’s Brownfields program to help pay for environmental decontamination. Such changes, however, would require voter approval.
City Council Acts to Slow Demolitions
In a recent development, the Kansas City Council voted to approve a demolition delay ordinance. This ordinance will grant the Historic Preservation Commission a 45-day window to review demolition proposals before they can proceed. The ordinance will take effect in 10 days.
This effort reflects a collective desire to balance development with the preservation of neighborhood history and to involve the community in decisions about its future.
