Bus funding secured until December, conflict over closure of the Winchester TIF Plan, and billboard removals across town.
- Northland
- Town Fork Creek
- Swope Parkway/Elmwood (SPENA)
- Volker
- Roanoke
- Wendell Phillips
- Washington Wheatley
- 49/63
- Troostwood
- Troost Plateau
- Rockhill Ridge
- West Bottoms
- Martin City / South KC
Neighborhood Planning and Development Committee
Tuesday, August 19th at 1:30pm
The Neighborhood Planning and Development Committee is headed by Chairperson Ryana Parks-Shaw, Vice Chair Eric Bunch, and Councilmembers Nathan Willett and Melissa Patterson Hazley.
Ordinance 250650 requested to approve the plat of 9640 North Indiana, located 1,500 feet south of the intersection of Northeast 100th St and North Indiana Ave in the Northland, and creating two lots for the purpose of residential development.
The Committee moved to recommend approval of this ordinance with little deliberation.
Ordinance 250631 requested to authorize the Housing and Community Development Department to replace and expend $6,980,346.00 by reappropriating that amount from the previously appropriated fund balance in the Housing Trust Fund. The ordinance also requested to authorize the Manager of Procurement Services to execute various related funding agreements. Mary Owens, the Deputy Director of Housing and Community Development and Evan Chiarelli, the Division Manager, presented this ordinance to the Committee.
The funding agreements associated with this ordinance are for eight affordable housing developments, creating an estimated total of 564 housing units at or below 60% AMI.
The policies that the Housing Department has been emphasizing in this round of applications are pairing LIHTC credit, changing their RFP schedule to reflect the LIHTC application process, and prioritizing shovel-ready projects.
The various projects that were submitted and are recommended for approval by the Housing Trust Fund Board are detailed in the graphic below from Tuesday’s meeting:
There was a discussion amongst Committee members and later via testimony about ease of access to these funds and dispersion of the Housing Trust Fund across all parts of the City. Councilwoman Patterson-Hazley noted that she’d like to see efforts made to spread the fund across the six districts more equitably, and requested a map be made with pinpoints of project sites which were awarded money from the Housing Trust Fund.
After some deliberation and hearing of public testimony, the Committee moved to recommend approval of this ordinance.
Ordinance 250637 requested to amend Chapters 48, 56, 34, and 62 of the Code of Ordinances in the following ways:
Under Chapter 48 entitled “Nuisances”:
- Repealing Section 48-1, Definitions.
- Repealing Section 48-30, Rank weeds and noxious plants.
Under Chapter 56, entitled “Property Maintenance Code”:
- repealing Section 56-433, Noxious weeds and enacting new sections of like number and subject matter and by enacting a new Section 56-116, Excessive growth of vegetation, invasive and noxious plants and poisonous plants to the touch.
Under Chapter 34, entitled “Health and Sanitation”:
- Repealing Article VII, Weeds and noxious plants
Under Chapter 62, entitled “Solid Waste”:
- Repealing Article VIII, Nuisances.
The Committee moved to hold this ordinance, to be heard on September 9.
Ordinance 250651 requested to approve a grant award in the amount of $583,444.00 with the US Department of Housing and Urban Development (HUD) for Continuum of Care “Shelter Plus Care” and to authorize the Director of Health to execute a contract in the amount of $600,941.00 with SAVE, Inc., consisting of Federal funds, for permanent
supportive housing services in the Kansas City area. Olivia Russo, Deputy Housing Manager for the Kansas City Health Department, presented this ordinance to the Committee.
Ms. Russo explained that the Shelter + Care program provides permanent supportive housing for people with HIV and their families. SAVE Inc. is the Project Sponsor providing direct client services. The program addresses homelessness by providing housing vouchers through a Coordinated Entry System. It also provides supportive services including Housing Case Management and Housing Navigation. In 2025, the program is anticipated to house 38 households (with at least one member of the family living with HIV) and 47 individuals.
The Committee moved to recommend approval of this ordinance.
Ordinance 250653 requested to authorize the acceptance of a $64,414.00 grant from the Jackson County COMBAT program to fund the Kansas City Municipal Court Truancy Court Program. Megan Pfannenstiel, Court Administrator for the Kansas City Municipal Court, presented this ordinance to the Committee.
The Committee moved to recommend approval of this ordinance with little deliberation.
Ordinance 250668 requested approval of an amendment to the Shoal Creek Valley Area Plan by changing the recommended land use for the site at the northeast corner of N.E. Shoal Creek Parkway and Maplewoods Parkway in the Northland from mixed use community, residential low density, and residential medium density, to instead be residential high density.
The Committee moved to hold this ordinance, to be heard on September 9.
Ordinance 250669 requested to authorize the City Manager to negotiate and execute the necessary agreements with Swope Health Services or an affiliated entity for the purpose of site preparation and development activities in connection with the Swope Health Village Development, including the property located at 5900 Swope Parkway in the Town Fork Creek and Swope Parkway/Elmwood (S.P.E.N.A.) neighborhoods; and authorizing the City Manager to expend up to $4,000,000.00 from previously appropriated funds in the Health Levy Fund. Morgan Holocek from the City Manager’s Office, and Essence Montgomery, the CFO for Swope Health, presented this ordinance to the Committee.
The Committee moved to recommend approval of this ordinance with little deliberation.
Ordinance 250674 requested to rezone the site located at the northeast corner of N.E. Shoal Creek Parkway and Maplewoods Parkway in the Northland from districts B3-2 and R-2.5 to be only R-2.5, and to approve a development plan allowing for the construction of a 177-unit cottage house development.
The Committee moved to hold this ordinance, to be heard on September 9.
Ordinances 250536 and Ordinance 250537 requested:
- approval of an amendment to the Midtown/Plaza Area Plan for the site located at 3809 Roanoke Road in the Volker and Roanoke neighborhoods by changing the recommended land use from residential low density and mixed use neighborhood to only mixed use neighborhood.
- approval of a rezoning for the subject site from Districts B3-2 and R-5 to District B3-3, as well as approval of a related development plan to allow for a multi-unit residential building (Hickok Homes) with limited commercial space.
Staff Planners Genevieve Kohn-Smith and Luke Ranker, as well as Kurt Peterson, a representative for the applicant presented this ordinance to the Committee.
This case was brought before the City Plan Commission on June 4th of this year where it was recommended for approval by that body. The case was also covered in that week’s edition of the blog.
Ms. Kohn-Smith prefaced the presentation by informing the committee that while a protest petition had been filed, staff had reviewed it and recognized that it was not valid, as not all the owners of the condos at 1023 W 38th St had signed. However, she noted, there was still time to capture those signatures and complete a valid petition. The controlling City ordinance in this matter is 88-515-09 and the controlling State Statute is RSMo Section 89.060.
After Ms. Kohn-Smith spoke about the details of the case, much of which were unchanged from what was presented to the CPC on June 4th, Mr. Ranker gave a presentation about the request to amend the Midtown/Plaza Area plan for this development. He explained several goal-supporting criteria related to this case, in particular Strong and Accessible Neighborhoods and Connected Communities. These goals emphasize providing greater housing density in areas served by transit and which are connected to job centers, and promoting pedestrian scale blocks and streetscapes. Transit-oriented development is also a consideration of the Midtown/Plaza Area Plan.
The subject site is along the 39th street corridor, near KU Med and the shops around 39th and State Line, as well as Westport. The 39 bus line runs along it, and it was recommended for an east-west streetcar expansion in a study done in 2024.
Mr. Peterson concluded with a presentation from the applicant, Hickok Homes. Much of this concerned the same considerations made in the applicant’s presentation to the CPC two months ago, but Mr. Peterson emphasized his position that Hickok had worked to listen to neighbors’ concerns and addressed these with several amendments to the proposed development plans. These included reducing the height of the structure from five stories to four and constructing one parking space in the garage per housing unit in the structure.
Public testimony was generally opposed to the project, and neighbors’ concerns were largely the same as were heard before the CPC. Opposition was voiced mainly due to the proposed building’s height, density, and scale. Neighbors also wanted at least a 30 foot setback from all adjacent properties, instead of Hickok’s proposed zero lot line on the north side of the property. Members of the Roanoke Homes Association also reported that they had met again with Hickok after the CPC heard their case, but walked away from that meeting feeling unsatisfied. Reportedly, the Homes Association had conceded some of their stated goals but were only offered in return a number of Juniper tree plantings added to the proposed site plans.
After much discussion from the public, the Committee moved to hold the ordinance until September 9.
Ordinance 250546 requested authorizing the Manager of Procurement Services to execute a Central City Economic Development (CCED) funding agreement with Palestine Economic Development Corporation for construction of a 39-bed assisted living facility to be located at 35th St and Prospect Ave near the Key Coalition, Oak Park, and Ivanhoe neighborhoods.
The Committee moved to hold this ordinance off-docket.
Ordinance 250598 requested to amend the funding for two projects at the recommendation of the Central City Economic Development Tax Board. The two projects in question are to be owned and operated by the non-profit organization, Essential Families. The buildings they are seeking funding to construct include an office building and the Francine Marie Kerr Family Center, the latter of which would be located at 2407 Prospect Ave in the Wendell Phillips and Washington Wheatley neighborhoods.
The Committee moved to hold this ordinance off-docket.
“Let’s Talk Troost” – Public Engagement Meeting
Tuesday, August 19th at 5:30pm
Public Works held a public meeting at the Miller Nichols Library at UMKC Tuesday night to field suggestions for road safety improvements along Troost Avenue, from Truman to Bannister Roads. Uday Manepalli and Marlene Pardo presented to the community and took questions.
Ms. Pardo explained that the primary reason for public engagement for this project is to let the public guide the design process of Troost, before improvements are made. Part of this included bringing maps of Troost for attendees to add sticky notes to with their commentary.
The presentation included reference to previous studies including the Troost Right-of-Way Enhancements Study done in 2017 and the Troost Streetscape Plan done in 2008. The presentation also looked at MODOT Traffic Volume data, which estimates between 5,000 and 7,000 vehicles travel daily along Troost, in both directions. This statistic is below the 16,000 vehicles/day threshold, and therefore qualifies Troost for a road diet.
This road diet would primarily be implemented to address collisions and traffic deaths on the corridor. Ms. Pardo presented statistics on traffic collisions along Troost between the years of 2014 and 2024. Troost is on Kansas City’s High Injury Network, and has seen a total of 26 fatal collisions in that period. Among these, pedestrian fatalities were the most common, followed closely by “out-of-control” drivers.
Some improvements have already been made to Troost in recent years. These were also highlighted at the presentation, and include the following:
- Troost & 24th St – Road Diet
- Troost & 31st St – Pedestrian Intersection improvements
- Troost & 82nd Ter – Pedestrian & Transit Intersection improvements
- Troost – 82nd Ter to Bannister – Adding Pedestrian walkways
- Troost & 51st – Added a new Traffic Signal
- Troost near 79th St – HAWK (high-intensity activated crosswalk beacon) signal installation
- Troost Enhancements between 55th St and 63rd St – Gathering community feedback to determine solutions
Feedback from attendees at the event largely concerned enforcement of traffic laws, blight remediation and land use, transit, and pedestrian safety. Some of these topics are not under Public Works’ professional purview, but they reported that they would take all public comment into consideration, and work with other City Departments to effectively complete the project.
The Public Works team is actively seeking further input from the community on this project. The survey for that can be found here.
City Plan Commission
Wednesday, August 20th at 9am
The City Plan Commission was attended this week by Chairman Coby Crowl and Commissioners Sean Arkin, Betsy Lynch, Forestine Beasley, Matt Hasek, and Luis Padilla.
CD-CPC-2025-00072 requested approval of an MPD Final Plan for Phase 2 of a data center campus located at the northeast corner of I-435 and Highway 169 (12101 N Main St) in the Northland.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CD-CPC-2025-00087 requested approval of an MPD Final Plan for a Popeye’s drive-through restaurant located at 9820 N Oak Tfwy in the Northland.
This case was on the Commission’s Consent Agenda to be continued with fee at the request of the applicant.
CD-CPC-2025-00098 requested approval of a project plan for an outdoor plaza within the West Bottoms redevelopment area located at 1010 Santa Fe St.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CD-CPC-2025-00107 requested approval of a Project Plan in an area zoned B2-2 and R-6 to allow for the landscaping and programming of private open space tracts located at the northeast corner of NE Shoal Creek Pkwy and Hwy 169 in the Northland.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CLD-FnPlat-2024-00036 requested approval of a Final Plat in an area zoned B4-3 located at the southwest corner of North Polo Dr and North Ambassador Dr in the Northland, creating five lots and one tract for a commercial development to be known as the Trails at Ambassador.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CLD-FnPlat-2024-00039 requested approval of a Final Plat in an area zoned R-7.5 located at the terminus of North Belleview Ave northeast of Northwest 95th Terrace in the Northland, to allow for the creation of 52 lots and 3 tracts for the purposes of a single-unit residential development to be known as Fountain Hills.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CLD-FnPlat-2025-00012 requested approval of a Final Plat in an area zoned MPD located at the northeast corner of 150 Hwy and Botts Rd (14601 Botts Rd) in Martin City/South KC, to allow for the creation of one lot and three tracts for eventual office, administrative, commercial, and manufacturing purposes, including a substation.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CLD-FnPlat-2025-00019 requested approval of a Final Plat in a B3-3 zoning district located at the southwest corner of North Ambassador Dr and Northwest Old Tiffany Springs Rd in Tiffany Springs in the Northland, creating one lot and two tracts for a residential apartment development to be known as Tiffany Square Apartments.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CLD-FnPlat-2025-00023 requested approval of a Final Plat in a B4-3 zoning district located 600 feet north of the intersection of NW 64th St and N Chatham Ave in the Northland, creating two lots and two tracts for a self storage facility.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CLD-FnPlat-2025-00025 requested to approve a Final Plat in a MPD zoning district located at the southwest corner of North Winan Rd and Highway 92 in the Northland, allowing for the creation of 2 lots for an industrial development to be known as KCI 29 Logistics Park.
This case was on the Commission’s Consent Agenda, and was recommended for approval with little deliberation.
CD-CPC-2025-00102 requested to amend Chapter 88, the Zoning and Development Code, providing specific use standards for Used Motor Vehicle Sales and adding a definition for the use. Staff Planner Sara Copeland presented this case before the Commission.
An earlier version of this amendment was introduced by the Mayor’s office on June 26th of this year (ordinance 250530). Since that ordinance was introduced, the Development Management Division (DMD) has worked with the Mayor’s office to revise it. The proposed text amendments differ from the original ordinance, but meet the intent of regulating used vehicle sales to minimize their impact on neighboring properties.
Quoting from the associated staff report with this case:
The proposed text amendments include new definitions for “Motor Vehicle Franchise Dealer, New” and “Motor Vehicle Dealer, Used” to provide clarity between these two business types. The new use category “Vehicle Sales, Used” separates used vehicle dealerships from the existing Light Equipment Sales/Rental use category. The use tables in Section 88-120, 88-130, and 88-140 are being amended to include the new Vehicle Sales, Used category as a special use in the districts where Light Equipment Sales/Rental is currently allowed as a special or permitted use – the B2, B3, B4, DC, DX, M1 and M2 districts. The amendments include a new Section 88-372, Vehicle Sales, Used, containing standards for used vehicles sales, including:
- The property must have at least one permanent structure larger than 200 square feet.
- Vehicles displayed must be at least 10 feet from the public right-of-way and at least 10 feet from any adjacent R zoned district.
- On-site vehicle repair or service must be conducted in a completely enclosed building. Inoperable or salvaged vehicles may not be stored outdoors.
- The establishment must be screened from the public right-of-way with a landscape buffer meeting the requirements of 88-425-05, Perimeter Landscaping of Vehicular Use Areas.
- The total number of vehicles on-site may not exceed 1 vehicle per 200 square feet of lot area, excluding required parking, landscaping, and building areas. Vehicles must be displayed or stored in marked parking or display spaces.
- Lighting must be provided, with a maximum of 25 footcandles, subject to the existing standards of Section 88-430, Outdoor Lighting
Two representatives from the Mayor’s office joined Ms. Copeland in presenting this case, and voiced their support for the stated amendments to the ordinance.
The Commission moved to recommend approval of this case.
CD-CPC-2025-00099 requested approval of a major amendment to a previously approved MPD (Master Planned Development) for Lots 3 and 4 on the site at 9790 and 9806 N Oak Tfwy in the Northland.
The Commission moved to continue the case to September 3rd with fee, at the request of the applicant.
CD-CPC-2025-00127 / Ordinance 250639 requested to amend Chapter 88, the Zoning and Development Code, by repealing and replacing Sections 88-120-03, “Uses;” 88-120-04, “Lot and Building Standards;” and 88-810-395, “Country Club Plaza” with new versions that adjust the boundaries of the area these codes apply to. Staff Planner Ahnna Nanoski and representatives for the applicant, Polsinelli P.C., on behalf of the Plaza’s owners, presented this case to the Commission.
This area is under two zoning overlay districts, the Plaza Bowl overlay and the Country Club Plaza Overlay districts. The subject site played host to an extension for the Plaza Cinemark movie theater for a time, but was demolished around 2020. Shortly thereafter, a proposal to redevelop the lot was put forward by Nordstroms, but that did not come to fruition. The parking garage behind what used to be the movie theater still stands today.
Originally, it was proposed to simply remove the subject site from the Country Club Plaza Overlay, returning it to B4-5 zoning designation. However, Staff reviewed this and determined that it would permit uses that may be incongruent with the nature of the Plaza. These include such uses as indoor warehousing, spectator sports venues, and vehicle storage/towing.
Staff, instead, worked with the owners of the Plaza to keep the lot in the overlay, leaving the boundaries unchanged, but amending certain key limitations that the overlay prescribes. Namely these amendments are:
- Allowing office and office/medical uses on levels built above the ground floor. (Normally these require a special use permit for buildings in zone B4-5)
- Allow a total building height of up to 275 ft. (The Plaza overlay allows for a maximum height of 130 ft).
This would be a significant increase in allowed height, and if built to maximum would stand much taller than other buildings on the Plaza. Some buildings close by, such as the Sheraton Hotel, are similar in height, but they fall under the Plaza Bowl overlay. Renderings, presented by Polsinelli, showed a sample development that is about 15-18 stories tall. The Commission pointed out, however, that if a developer was to meet the maximum of 275 ft, that building would see closer to 25 floors. Staff reported that they would still anticipate any new development on the site would need to go through the City Plan Commission for review. This would help to ensure that the proposed use, scale, etc. were complimentary to the Plaza’s character.
The owners of the Plaza are currently fielding new users for this site. Their plans are to work closely with developers, but to maintain ownership. The representatives from Polsinelli added that most are unwilling to seriously consider developing the site without at least an allowed building height of 275 ft.
Public testimony on this case was mixed. Mark Ebbitts, the Chairman of the Board of Zoning Adjustment, spoke in favor of the proposed ordinance on the grounds that it gives an opportunity to develop a valuable piece of long-vacant land, thus expanding the tax base and creating jobs.
Vicki Noteis, the president of Historic Kansas City, a local historic preservation advocacy group voiced conditional support. However, she and her organization were concerned with changing the zoning overlay for this site without an MPD (Master Planned Development) being proposed first. Without one, that would allow by-right development of anything allowed in the overlay, with the conditions staff presented.
Commissioner Hasek responded to some of the concerns of height voiced by the Commission and members of the public. Scale, not height, he supplied, may be the issue. He noted that Commissioner Beasley had been put more at ease after seeing the sample renderings, and he offered as precedent the KBC Tower in Antwerp, Netherlands. While that building towers above its neighbors, the scale, positioning, and architectural elements compliment the surrounding area. With sufficient scrutiny from the City Plan Commission, he argued, a proposed project for the site could be larger and still have that same complimentary effect.
The Commission eventually moved to recommend approval of the case with staff’s recommended amendments to retain the site within the bounds of the Country Club overlay, but to change the standards for maximum building height and allowed uses above the ground floor.
CD-CPC-2025-00081, CD-CPC-2025-00080, and CD-CPC-2025-00082 requested approval of several items to allow for the development of a single-family and duplex subdivision to be known as the Bungalows at Maple Woods, on about 14.3 acres of land, located at the northwest corner of NE Barry Rd and N Prospect Ave in the Northland. In order, each case requested the following:
- Approval of an amendment to the Gashland/Nashua Area Plan for the future land use designation of the site to be changed from Residential Low Density to Residential High Density.
- Approval to rezone the site area from R-80 and R-0.5 to R-1.5.
- Approval of the development plan for the site area.
Staff Planner Genevieve Kohn-Smith and Patricia Jensen, Jeremy Hall, and Dan McGee, representatives for the applicant, presented this case to the Commission.
Under residential high density, a maximum of 29 dwelling units per acre can be built. This development expects to see a total of 153 single story units for rent, 127 total buildings, 314 parking spaces, and 1 lot with private internal drives and utilities. The housing units would be built in a bungalow style.
Staff had asked that the developer add pedestrian connections at the north and south ends of the development, which the applicant was requesting be waived. Renderings show the development is closed off from external streets by a tree line, with non-gated access points only at the north and south ends of the proposed development. This, Ms. Jensen explained, was due in part to the rough terrain along the edges of the development, and because the developer wants to limit access for non-residents.
In addition to this request, the applicant team was seeking to waive the requirement to fund and perform a traffic impact study. Sam Akula, a traffic engineer with Public Works, explained that any time a proposed development is expected to incur over 100 daily trips, it requires a traffic study. This project is estimated to increase the area’s count to 145 daily trips. Ms. Jensen reported that Director of Public Works Michael Shaw joined her on a site visit and had said the area didn’t warrant a traffic impact study.
The Commission moved to recommend approval of the first two requests (to change the future land use and zoning) without conditions, and to recommend approval of the third request (for the development plan), removing corrections 1 and 2, which required the applicant to perform a traffic impact study and to create mid-block pedestrian connections along N Prospect Ave. Construction for this project is slated to begin in the spring and the project is expected to be completed in about 18-24 months.
CD-SUP-2025-00019 requested to approve a Special Use Permit acting as a preliminary plat for Brookside Charter School’s South Campus development, in a R-0.5, R-5, and R-1.5 zoning district located north of East Meyer Blvd to the west of Research Medical hospital in the Tri-Blenheim neighborhood. Staff Planner Larisa Chambi and Dominic Spadafore, a representative for the applicant, ACI Boland Architecture, presented this case to the Commission.
Ms. Chambi and Mr. Spadafore explained that the proposed addition to the school’s campus would include another primary building with adjacent drive/pickup lanes and parking lot, along with a football field to the south of this development.
During public testimony, representatives from the Metropolitan Organization Countering Sexual Assault (MOCSA). MOCSA’s offices will soon be on Euclid Ave, adjacent to the existing Brookside Charter School campus. One issue they raised was that during pickup and dropoff for the school, cars typically queue along Euclid, which is a problem for them as an emergency responder. In order to quickly exit their offices to meet with clients at hospitals, they need fast, easy access to get onto 63rd St.
Roger Offield, Brookside Charter School’s Superintendent, explained that in the planned development, queuing would no longer occur on Euclid, and would instead be redirected onto the subject site, after construction of a new pickup/dropoff lane.
Additionally, Chairman Crowl and other Commissioners asked about the prospect of increased traffic, generally, as a result of this construction, and asked that public works clarify what the findings of the associated traffic study of this project were, and what may be done to mitigate any increased congestion. Sam Akula, a traffic engineer with Public Works, testified that there already exists a pan-tilt camera on the light at 63rd and Euclid, and it would be feasible to adjust that signal to allow more cars to exit. Public Works is also performing a Road Safety Study along 63rd St, which will partially inform the outcome of this.
The Commission moved to recommend approval of the case with the added condition that options be investigated to add a traffic signal at Euclid and 63rd.
CD-SUP-2025-00020 requested approval of a Special Use Permit in a R-80 zoning district located at the northwest corner of NE 108th St and NE Shoal Creek Parkway in the Northland, to allow for the construction of a transportation hub for North Kansas City School District’s buses, adjoined with the Staley High School campus. Staff Planner Olofu Abgaji and James Ratley, a representative for the applicant, MKEC Engineering, Inc., presented this case to the Commission.
Mr. Ratley explained that this is the second bus hub to be constructed for North Kansas City School District, the first of which is on NE 48th St. He explained that the program is starting with 30 buses, but that the master plan allows for 90 buses eventually.
Concerns were levied by Chairman Crowl about increased traffic on Shoal Creek Parkway as a result of this development. He recommended that City Staff talk with 1st District council members to address this, but was overall in support of the development.
The Commission moved to recommend approval of this case.
CD-ROW-2025-00010 requested approval of a vacation of Colorado Ave and the Plat of Hawthorne Park in a MPD zoning district located at Colorado Ave north of Highway 150 in the South KC and Richards-Gebaur areas. Staff Planner Larisa Chambi on behalf of Matthew Barnes, and Jacob Hodson, a representative for the applicant, Olsson, presented this case to the Commission.
This site is part of the Honeywell East Campus. The applicants are seeking to build over the remainder of Colorado Ave, which is a dead-end road on the property. In order to do this, they need the City to vacate the land which that section of Colorado Ave is on, which is what this case is seeking.
Three conditions were associated with this case:
- That the applicant shall relocate water and sanitary sewer mains if found to be in conflict at the owners expense, as required by KCMO Water Services.
- That the applicant shall retain all utility easements and protect facilities required by Evergy.
- That the applicant shall retain all utility easements and protect facilities required by Spire.
Mr. Hodson reported that the applicant team had confirmed with Evergy and Spire that neither or their utilities remained on the subject site, and requested those conditions be stricken on the condition that staff can receive a copy of the letters confirming that to be the case.
The Commission moved to approve the vacation with the stated conditions, adding that those related to Spire and Evergy may be removed should the applicant provide a copy of said letters.
CD-CPC-2025-00075 requested approval to rezone the areas located at both the southeast and southwest corners of E. Linwood Boulevard and Troost Ave in the Osage Trail Station, Hyde Park, and Center City neighborhoods from districts B4-5 and B3-2 to MPD (Master Planned Development) with an associated preliminary plat and preliminary development plan for two apartment buildings that will together total 194 residential units. Staff Planner Ahnna Nanoski along with representatives for the applicant from Polsinelli Law Firm, and the development firm Milhaus presented this case to the Commission.
Ms. Nanoski also spoke to the project’s alignment with the KC Spirit Playbook and the Midtown Plaza Area Plan. Because the units in this development will be classed as affordable housing, and because the project is seeking to build on infill lots, this puts it highly in alignment with those two plans. Additionally, as it is along the Troost MAX line, the project aligns with those plans’ recommendations for Transit-Oriented Development.
Certain aspects of the project are not in compliance with the Troost Corridor Overlay District, in which this site is located, such as the percentage of glazing (26% instead of the required 70% minimum) and the allowed amount of secondary façade materials (43% instead of the allowed maximum of 20%). Variances would be needed in addition to the requested rezoning in order to allow for these noncompliant aspects.
The Hyde Park Neighborhood Association and the Troost Coalition wrote a letter of conditional support for the project. In it, they took exception to two proposed deviations from the Troost Overlay:
- – An increase of secondary façade materials beyond 20% (Design Standard 4.b).
- – Proposed parking is not located behind the building, or parking lot is in excess of 25% of lot width when located beside the building (Design Standards 7.a and 7.b.i).
Representatives for the developer were asked by the Commission as to why they had chosen to deviate from these standards. For the second condition, regarding parking, their reasoning was the size and shape of the lots, which prohibit them from positioning parking in a way that complies with the overlay while still providing effective use of space for housing. For the first condition, they had chosen to deviate from the standards due to material costs, with the goal of pricing these units as affordable.
There were several amendments made to the conditions attached to this case. Some, also, were stricken and one new condition was added. After confirmation of the status of each of these conditions, the Commission moved to recommend approval of the requested rezoning.
CD-CPC-2025-00095 requested approval to rezone the area located at NE 108th St and NE Shoal Creek Pkwy in the Northland from district R-7.5 to district R-80. Approval of this rezoning will permit the applicant to apply for a Special Use Permit to allow for the construction of a private sports field, for the owner and his family’s personal use alone. Staff Planner Larisa Chambi and Jacob Dobbs, a representative for the applicant, presented this case to the Commission.
The subject site is on an irregularly-shaped lot named on the applicant’s project site plans as Cuda Ridge. The applicant is seeking approval to rezone the property to build a soccer field for personal use in addition to a house and an outbuilding for the field. The field would not be open to the public, would have no lighting, no fencing, and would not be intended for vehicular use. The reason the applicant must seek a special use permit is the size of the soccer field. Because it takes up the vast percentage of the site’s space, it changes the land use of the property from primarily residential to primarily sports and recreation.
The Commission moved to continue this case until September 3, to be heard in conjunction with the associated Special Use Permit, and to give the applicant time to provide more details on the proposed design for the site.
CD-CPC-2025-00100 requested approval of an historic overlay designation for the Norman School, in the Valentine neighborhood, with boundaries of W 35th St on the north, Pennsylvania Ave on the east, Valentine Rd on the south, and Summit St on the west. Staff Planner Larisa Chambi and the applicant, Christine Jordan, Development Chair of the Valentine Neighborhood Association, along with Anna Zeidel, another Board member of the Valentine NA, presented the case to the Commission.
This case was heard and recommended for approval by the Historic Preservation Commission on June 27th and was covered in that week’s edition of the blog.
The details of the argument for designation were presented by Ms. Zeidel and Ms. Jordan. These were identical to many of the qualifications that were addressed at the Historic Preservation Commission in June. Additionally, Ms. Jordan clarified support for the Historic District designation by the affected property owners using the map depicted below.
Out of a total of 47 property owners, 23 favor the district, and 17 are opposed. 7 were neutral or did not respond for comment. It is important to note to note, as Ms. Jordan did, that eighteen of the properties are owned by Kansas City Life Insurance Company.
One question from Commissioners concerned the Historic Designation’s ability to prevent demolition of properties by neglect. According to 88-585-05-E of the City’s Zoning and Development Code, if a property owner wishes to demolish an historically-designated property, they can request a certificate of appropriateness from the Historic Preservation Commission. If that certificate is denied, no building permit may be issued and no other work for which a certificate is required may be undertaken for a period of 36 months (three years). Kansas City Life Insurance had announced several demolitions in the proposed district overlay, which are now on hold and would require such a certificate of appropriateness, should the overlay be approved.
Public testimony on this case consisted of members of local historic organizations and neighbors, largely speaking in favor of the proposed designation. These individuals spoke to several benefits of historic districts, including but not limited to: preserving and beautifying neighborhoods, raising property values, and creating incentives for developers and property owners through historic tax credits. In addition to those in support, some members of the public came out against the designation, including one representative for Kansas City Life, Taylor Harrington.
Ms. Harrington was, among other reasons, opposed to the proposed district on the grounds that the neighborhood did not meet the criteria for historic designation. One reason she claimed this, was that the historic streetcar line which made this area a streetcar suburb no longer exists. The streetcar tracks have long since been removed on what was then Summit Street, and what is now known as Southwest Trafficway. However, to the point of the applicants, many of the historic, architecturally significant structures such as Kansas City Shirtwaist houses, Colonnaded apartments, and Norman School itself, still exist in the proposed district. This was a key criterion for qualification with the Historic Preservation Commission.
Another reason Ms. Harrington stated her opposition was related to the proposed future land use of the area, which is higher density than the sort of historic homes and businesses that dominated the landscape when this area was built out. Her argument to this point was that an historic designation could setback new, much-needed development in the area, which has seen an accretion of vacancies over the years. It should be noted, though, that Ms. Harrington failed to highlight Kansas City Life’s role in the demolitions that caused that wave of vacancies, a criticism that was levied against them by other members of the public during testimonies.
Finally, Ms. Harrington argued that support and opposition of this overlay should be measured by parcel, and not by ownership. She continued, saying that 37 out of the 72 parcels voted in opposition of the overlay, which would be just over 50%. This form of measurement diverges from the method that the applicants with Valentine Neighborhood Association used, wherein each owner got one vote. Under that method, KC Life, despite owning 18 lots in the proposed overlay district, would still only be allowed one vote in support or opposition.
Several members of the Commission were confused by the details of ownership and representation in the proposed district area. It was later explained that another owner, Mark Coco, possesses several lots, which may have contributed to a discrepancy between the two figures that either side brought before the commission. However, further discussion proved unsuccessful in creating a prevailing position amongst the Commissioners.
Several, perceiving a split in the opinions of the neighborhood, decided to vote against the motion to recommend approval of the historic designation, which eventually failed in a 3-2 vote. It now goes before the City Council for final review, per 88-580-01-E.
CD-CPC-2025-00106 requested to approve a rezoning without plan from district B4-5 and R-2.5 to district DR-1 (downtown residential) for five lots located at 2901 Holmes St in the Longfellow neighborhood to allow for the construction of five residential structures. Staff Planner Larisa Chambi and David Pence, a representative for the applicant, Pence Design Drafting, presented this case to the Commission.
Ms. Chambi explained that rezoning to DR-1 would be compliant with the Greater Downtown Area Plan, in which this site is located. The subject site has been vacant since 2022. A structure was present on the corner lot of the site but was demolished in that year. Ms. Chambi also explained that Staff did not believe this rezoning would have a negative effect on the neighborhood, as the DR zoning designation is meant to act as a buffer from the industrial and commercial uses to the west of the property. Any uses that could negatively affect nearby properties such as event venues, hotels, and sports and recreation would require entitlement and public engagement. If not rezoned, the existing B4-5 zoning designation would allow for such development as drive-thrus, vehicular uses, and self-storage.
The proposed uses for the five lots would include five single-family dwellings. Mr. Pence reported that neighbors his team have spoken to have been greatly supportive of this effort.
The Commission moved to recommend approval of this request to rezone.
CD-CPC-2025-00128 requested to approve an amendment to Chapter 88, the Zoning and Development Code, Section 88-445-06-A, by modifying the standards for monument signs in residential zoning districts to allow digital signs for Institutional and Office uses, subject to approval of a Special Use Permit. Staff Planner Sara Copeland presented this case to the Commission.
Councilman Nathan Willett testified in support of the ordinance as well. He explained that this ordinance was borne out of a desire to give schools in residential zoning districts a codified procedure to request approval of this sort of signage.
The proposed new section would require a church or school (or other institutional use) in a residential zoning district to adhere to the following criteria in order to be eligible to construct a digital sign on their property:
- The applicant would need to obtain a special use permit from the Board of Zoning Adjustment (BZA).
- The subject lot would need to be at least six acres in size OR three acres in size and adjacent to a major arterial street.
- The applicant would be allowed to place a digital sign face on one of the otherwise allowed monument signs.
- The sign would be required to sit at least 100 ft from any other residentially-zoned and occupied property and must be setback at least 100 ft from any public right-of-way.
- The sign would not be allowed to be located within 150 ft of a public park or parkway or boulevard.
- The sign would not be allowed to be located on a lot that is within a designated historic district or on a lot where there exists a designated historic landmark.
The sign would also need to adhere to the following operational requirements:
- The sign may not change more than once every hour.
- Changes of image on the sign must be instantaneous (no effects).
- The sign must have automatic light level controls.
- The sign must not be illuminated between the hours of 10pm and 7am.
- The sign background may not be white.
- The sign must be turned off if malfunctioning.
There were questions about the legal status of requesting variances for digital signage, to which Ms. Copeland offered that the BZA had previously declined to approve them, as that body has interpreted the code to disallow approval of variances to change the type of a sign (to digital for example). This would still be the case under the proposed text amendment.
After reviewing the details of the case, the Commission moved to recommend approval.
CD-SUP-2025-00023 requested to approve a Special Use Permit to reuse an historic structure as a short-term rental (STR) lodging house and micro-event space located at 511 Gladstone Blvd in the Scarritt Renaissance and Independence Plaza neighborhoods.
The Commission moved to continue this case without fee to October 1st, ahead of the meeting.
CD-CPC-2025-00091 requested approval of a rezoning from R-2.5 to B1-1 to expand fencing regulations applied to the Evergy Substation site at 8625 Troost Ave in the Marlborough neighborhood.
The Commission moved to continue this case without fee to September 3rd, ahead of the meeting.
CD-CPC-2025-00101 requested approval of a rezoning from district MPD to district O for the Metro North Crossing site located at the northwest corner of NW 88th St and N Baltimore Ave, north of Metro North Dr in the Northland.
The Commission moved to continue this case without fee to September 3rd, ahead of the meeting.
CD-CPC-2025-00108 requested approval of a development plan to modify the permitted uses at the Zona Rosa commercial area, located west of I-29 and north of NW Barry Rd in the Northland.
The Commission moved to continue this case without fee to September 18th, ahead of the meeting.
CD-CPC-2025-00109 requested approval of a rezoning of the site located 150 feet north of the intersection of West 36th St and Baltimore Ave in the Old Hyde Park neighborhood from district R-6 to R-1.5.
The Commission moved to continue this case without fee to September 3rd, ahead of the meeting.
CD-SUP-2025-00018 requested to approve a Special Use Permit in an R-6 Zoning District located 4843 Woodland Ave in the Blue Hills neighborhood to allow for Neighborhood Serving Retail in an existing building. Staff Planner Matthew Barnes and the applicant, Robert Pendleton, presented this case to the Commission.
The Commission moved to continue this case without fee to September 3rd, ahead of the meeting.
Ben Robinson is the author of This Week at City Hall, and an Urban Planning and Design Student at UMKC. He is a Kansas City native, having lived on both sides of the state line. From a young age, Ben has been interested in neighborhoods, communities, and the built environment, but only discovered the field of Urban Planning in college. He is now committed to a career in the profession, and is excited about using his education to support and grow the city he grew up in.
Leave a Reply