Welcome back to “This Week at City Hall”, a blog committed to bringing you important updates on the decision being made at City Hall. Each week, the various boards, commissions, and committees of City Hall make decisions that affect the many communities of Kansas City. If you have a tip about an upcoming agenda item – please email gojgbt@umsystem.edu with “This Week at City Hall” in the subject.
This edition covers updates on Federal grants, new process for renaming streets, an update on a potential downtown drive-through, and the approval of many new developments.
The following neighborhoods will be directly affected items covered in this edition:
- South Roundtop
- Independence Plaza
- Columbus Park
- Forgotten Homes
- Key Coalition
- KCI & Second Creek
- Downtown Neighborhood
- Waldo Tower
Finance, Governance, and Public Safety Committee
Tuesday, June 4th at 10:30am
The Fiance, Governance, and Public Safety Committee (FGPS) includes Chairperson Andrea Bough, Vice Chair Quinton Lucas, Councilmember Crispin Rea, Councilmember Darrell Curls, and Councilmember Wes Rodgers.
Ordinance 240494 accepts a $150,000 grant from the Kauffman Foundation to continue funding the Kansas City BizCare program, which provides assistance to small businesses.
Representatives from BizCare formally spoke to the necessity of this grant to their operations. With no questions from the committee, Vice Chair Lucas asked BizCare’s intern Myles Shaw (son of Mayor Pro Tem Ryana Parks Shaw) to briefly come before the committee. After a quick acknowledgement and wave to his mother, Myles Shaw left the chamber. The committee unanimously recommended approval of the ordinance, and the City Council passed the ordinance on Thursday.
Ordinance 240499 authorizes the City Manager to contribute tax revenue from the Starlight Improvement Project to the Starlight Theater Association for improvement of their theater at Swope Parkway and 63rd St.
Mayor Pro Tem Ryana Parks Shaw, who sits on the board of directors for the Starlight Theater, along with Starlight Theater CFO Mandi Wright, presented the committee with the ordinance. As Mayor Pro Tem Parks Shaw explained, this ordinance would approve a tax on the food and beverages sold at Starlight, which is currently untaxed. The ordinance would then give a portion of those taxes back to Starlight, to assist with the ongoing construction at Starlight.
After the presentation, Chairperson Bough and Vice Chair Lucas both questioned if a portion of the tax should continue to go to Starlight even after the construction loans are paid off in 2030, saying that “perpetual ordinances can be scary”. After further debate with Starlight’s lawyer, the committee decided to pass the ordinance with the condition that the tax agreement be reevaluated in 2030. The ordinance was then passed by the full council on Thursday.
Ordinance 240497 authorizes the City Manager’s office to apply for grants from the Environmental Protection Agency (EPA), specifically through the Environmental and Climate Justice Community Change Grant Program.
Assistant City Manager Melissa Kozakiewicz spoke on behalf of the ordinance, explaining how this grant would focus on infrastructure within specific neighborhoods, including South Roundtop, Independence Plaza, Forgotten Homes, and Key Coalition. After Chairperson Bough questioned why these neighborhoods were selected, Councilmember Melissa Patterson Hazley, who sponsored this ordinance, stated “these neighborhoods that have been historically disinvested in. The people here didn’t participate in either white flight or Black flight”.
White flight and Black flight are terms referring to the phenomenon within the mid-20th century which saw white families flee from inner-city neighborhoods to the outer suburbs like Lee Summit, Blue Springs, and Overland Park. This mass movement left many neighborhoods depopulated and without resources, hence the “historic disinvestment”. As many Black families were denied the same home loans given to whites, Black residents were disproportionately affected by the disinvestment. Black flight was a similar phenomenon that saw many Black families leaving the disadvantaged neighborhoods once they were given an opportunity to live in the suburbs.
Many neighborhoods that experienced white and Black flight lay within the 3rd district, including South Roundtop, Independence Plaza, Forgotten Homes, and Key Coalition. Councilperson Hazley, who represents the 3rd district at large, explained her office’s process of seeking out grants such as this one, justifying why this ordinance only focused on neighborhoods within the 3rd district. After further questions from Councilmember French and Curls, Chief Equity Officer LaDonna McCullough assured them this was “a trial run”, meaning similar ordinances could be created in the future focusing on neighborhoods within other districts. After a member of the South Roundtop neighborhood came forward in support of this ordinance, the committee unanimously recommended approval, which council passed on Thursday.
Neighborhood Planning and Development Committee
Tuesday, June 4th at 1:30pm
The Neighborhood Planning and Development Committee (NPD) includes Chairperson Ryana Parks Shaw, Vice Chair Eric Bunch, Councilmember Melissa Patterson Hazley, and Councilmember Nathan Willett.
Ordinance 240487 approves the development plan of Northstar Villas, including 36 lots and 4 tracts of mixed-use development, located at the intersection of Route 291 and NE Avenue, in the Northland.
Ordinance 240489 approves the development plan of Berkley Riverfront East, which plans to renovate an existing casino to a mixed use development including retail and hotel space, located at the northeast corner of the intersection of Front St. and Interstate 29.
Ordinance 240490 approves the development plan of Chavez Development, which creates an office/commercial development on 87 acres in Platte County, specifically at the northwest corner of the intersection of NW Roanridge Rd and NW Cookingham Dr.
In quick succession, and at recommendation from city planning staff, the committee passed all three of these ordinances, recommending approval before the full council. The full City Council passed these ordinances on Thursday.
Ordinance 240486 amends the Truman Plaza Area Plan zoning from light industrial to mixed-use community, which is located at 601 Hardesty Ave near the Indian Mound and Lykins neighborhoods. The Hardesty building is an ongoing project that seeks to revitalize the large abandoned building at 601 Hardesty into a mixed use site, including apartments, commercial and office space, green space, and a farmers market included on the site.
Project leaders Jonathan Arnold and Brenton Sells described the project to the committee, stating they were “very excited to forward. The city needs affordable housing, and this project will provide that for a variety of incomes”. After a quip from Vice Chair Bunch about the bridge near the site that is known to “eat trucks”, the committee unanimously recommended approval before the full council. Council passed the ordinance on Thursday.
Ordinance 240504 approves the 2024 Action Plan for Community Development Block Grant (CDBG), HOME Investment Partnership Program (HOME), the Emergency Solution Grant (ESG), and Housing Opportunities for Persons with AIDS (HOPWA). Because these programs provide yearly federal funding, many different non-profit organizations within Kansas City rely on them for the bulk of their funding.
During the meeting, Chairperson Parks Shaw recused herself from this ordinance specifically, as she works with an organization funded by the ordinance. Deon Lewis, the city’s Deputy Director of Housing and Community Development, came before the committee to present this case, and outlined the standard process for creating a plan like this one. Deputy Lewis further explained that it was the city’s job to disperse this money to the various different non-profits that qualified for the grants. The committee then opened up for public testimony and heard from many different organizations requesting funds from these grants. These included:
The Hispanic Economic Development Corporation, Janet Baker from the KC Shepherd’s Senior Center, Rachel Casey with the Community Assistance Council, Jose Lopez from the Guadalupe Center, Patricia Wilkins from the Greater Housing Information Center, Tamara Clark Sykes from the W.E.B. DuBois Learning Center, and several others. The ordinance was held until July 16th.
Ordinance 240351 amends the city’s process for renaming streets. The original process for street renaming required residents to get 50 letters of support, and 75% consent from the affected neighborhood, all done through the City Planning office. With this change, a resident would get into contact with their council member, who then starts the process of public hearings, and would eventually present the change before the City Council.
City staff planner, Olofu Agbaji, outlined this change to the committee, explaining how this ordinance further clarifies the official process, and puts councilmembers in charge of renaming streets. The committee unanimously recommended approval of the ordinance, which was passed before the full council on Thursday.
Ordinance 240466 approves a residential development plan located at the southwest and southeast corner or NW Englewood Rd and N Mercier Dr, in the city’s northland. This involved transitioning from a plan of 3 large apartment buildings, housing 300 units, to sets of duplex homes, totaling 150 units.
City planning staff presented the change to the committee, and explained the applicant’s changes to meet Kansas City’s Parks and Boulevard Standards. The committee approved the ordinance, which the City Council approved on Thursday.
The Parks and Boulevard Standards are applied to any new buildings along a boulevard or parkway. These standards encourage shops on the first floors of buildings, limit parking and setbacks, and regulate certain uses, such as gas stations. The city’s goal is to preserve and grow the beauty of Kansas City’s parks and boulevards by promoting more pedestrian friendly projects.
Board of Zoning Adjustments
Wednesday, June 12th at 9am
The Board of Zoning Adjustments (BZA) was attended this week by Chairperson Mark Ebbitts, Board member Maggie Moran, Board member Emerson “Jaz” Hays, Board member Myeisha Wright, and Board member Tom Gorenc.
CD-SUP-2024-00010 was a case requesting a Special Use Permit (SUP) to allow Pathfinder Elementary to construct an additional parking lot near Barry Rd and Platte Purchase Dr.
City staff Larisa Chambi showed photos of the school and proposed parking area, along with the alternative landscape plan. Braden Taylor represented the school, saying “the scope of this project is pretty small. The goal is to expand parking”. Taylor additionally requested that the BZA extend the SUP, to which they agreed. The BZA unanimously recommended approval of the case.
CD-SUP-00009 and CD-BZA-2024-00019 were cases filed to bring the Raphael Hotel, located in the Country Club Plaza, into compliance with the city’s zoning code. As with many buildings over 100 years old, the Raphael hotel was not built following the city’s most recent building code, and therefore would need a Special Use Permit (SUP) and several variances to be considered ‘in compliance’ with code.
After hearing a presentation from the hotel’s representative James McClure, the BZA recommended approval of the case.
CD-BZA-2024-00051 was a request from a homeowner to allow them to construct a gardening shed and pool on what is technically considered the home’s front law in the West Plaza neighborhood.
Applicant David Graves showed the board his plan for constructing the shed and pool, including landscape improvements he would make near the sidewalk. Graves relaid the condition of his home when he bought it, and the many improvements he has made since.
Neighbors Linda Doer, Margret Smith, and Richard Farmen, all gave testimony in opposition to the variance, stating they were concerned how the neighborhood would be affected. After further questioning Graves on these concerns, the board recommended approval of the case 4-1, the nay being Chairmen Ebbitts.
CD-BZA-2024-00044 was a case in the Waldo Tower neighborhood seeking a setback variance, which would allow homeowners Eunice and Logan Ermovick to construct a 6ft tall fence in their front yard. The Ermovick’s showed the board their small backyard, saying they wanted more room and privacy for their child and dogs.
During public testimony, neighboring owner Gerald Brussel expressed his disapproval of the fence, citing his worry for safety and visibility for the nearby elementary school. After hearing Brussel, the board asked the Ermovicks to compromise, ending with approval of a motion to allow a 5ft fence with 3in spacing of planks.
CD-SUP-2024-00012 was a case requesting a special use permit (SUP), which would allow Prefix Coffee to have a drive-thru facility in their new store on the first floor of 1125 Grand Blvd, located within the downtown loop. The applicant David Waters represents Prefix Coffee, who have an existing location in midtown and another downtown.
City staff Andrew Clark presented staff’s recommendation of denial, stating concerns for pedestrian and bicycle safety, as well as the precedent set by allowing drive-throughs downtown. While the site was a bank window, Clark showed that the traffic volume created by a drive-through coffee shop and bank are significantly different.
Along with staff’s recommendation of denial, several residents came forward during public testimony to speak on the case. Josh Boehm, from the Downtown Neighborhood Association, came forward to express his concern for this case, stating “the drive-through does not comply with downtown development standards, and most importantly, sets a standard that drive-throughs are okay in downtown”. Peter Carnesciali, president of the Downtown Neighborhood association, also appeared to oppose the case with concerns similar to Boehm’s.
Following public testimony, David Waters stated “It’s important to honor commitment to residents, but it’s also important to honor the commitment of the investors of downtown”. After hearing testimony from staff, Waters, and the public, the board leaned towards approval of the SUP, only asking Prefix Coffee’s team what safety measures they could take to satisfy residents of downtown. Eventually, the board approved a motion to continue the case to Friday, June 14th, allowing Waters and team to create a safety plan for the drive-through.
CD-BZA-2024-00060 was a case seeking approval of a development plan located within the Berkley Riverfront. Northpoint Development, the applicants, have an existing 400 unit apartment building within the riverfront, and are seeking to build another on the same site. Due to the site’s location along a boulevard, Northpoint needed to go before the BZA and get a variance, allowing them to construct their parking lot in front of the building.
Kelsey Morgan and Brian Benjamin, from Northpoint Development, showed evidence of the significant hardships associated with the case, justifying the need to put the parking lot in front of the building. After getting expressed support from Joe Perry, from the KC Port Authority, the board unanimously recommended approval of the case.
CD-BZA-2024-00045 was a case requesting a special exception, allowing a fence greater than 4ft high, and less than 80% transparency, in the front of a lot along Troost Avenue in the Hyde Park neighborhood.
Applicant Ernest Wedoff told the board of several incidents that caused him to build the fence, including a photo showing a bullet hole in his car. Wedoff purchased the lot containing the fence, adjacent to his home, because it had remained an abandoned car lot since he moved to the neighborhood.
During public testimony, Chris Koch, from the Hyde Park Neighborhood Association, expressed his organization’s opposition to privacy fences within the area. Koch stated his willingness to work with the applicant to come to an agreement, and the board approved a one month continuance to allow Koch and Wedoff to communicate.
BZA SUMMARY:
During this meeting, the Board of Zoning Adjustments’ decisions gestured at a ‘pro-development’ ideology, usually ruling in favor of development despite violations to code. While many neighborhood organizations testified at this meeting, the BZA ruled against their preferred outcome more often than not.
“This Week at City Hall”: Author’s Bio
Grayson Johnston is the author of This Week at City Hall, but also an Urban Planning and Design Student at UMKC. He moved to Kansas City two years ago and has loved it ever since. Grayson became interested in community and neighborhoods while still in high school, when he discovered the field of Urban Planning. As he learned about the theory of walkability, transit, and strong communities, Grayson became committed to going to planning school and starting a career growing his community.
Thank you so much for all your doing!