New housing in the Plaza and Northland, a newly approved Urban Farm, and a new adult learning campus.
Neighborhoods that might be affected by the items in this week’s post:
- Shoal Creek
- Martin City
- Plaza Westport
- Western Blue Township
- Sechrest
- Nashua
- Knoches Park
- Bristol Park
City Planning Commission
Wednesday, August 7th at 9am
The City Planning Commission reviews all final development plans and applicants, and holds public hearings to allow neighbors and residents a voice in the process. Additionally, the CPC makes recommendations to City Council on cases involving rezoning, special use permits, and changes to the zoning code. This week, the City Planning Commission (CPC) was attended by Chairperson Coby Crowl, Commissioner Tyler Enders, Commissioner Matt Hasek, Commissioner Sean Arkin, Commissioner Betsy Lynch, Commissioner Luis Padilla , and Commissioner Forestine Beasley, who attended this meeting via zoom.
CD-CPC-2024-00093 approved 9 residential lots within the Martin City neighborhood. Gregory Bair, with 36W Partners, is the developer of this subdivision. The plan was reviewed by City planning staff Olofu Agbaji, who recommended approval. This case was placed on the CPC’s consent agenda, meaning the plan is handled almost entirely by City staff, but still requires final approval from the City Planning Commission. On Wednesday, the CPC approved this case with little deliberation or debate.
CLD-FnPlat-2024-00011 approved the creation of three lots within the Shoal Creek neighborhood. AGC Engineers plan for one lot to become a 13,000 square foot daycare, while leaving the other two for future development. This plan was reviewed by City planning staff Justin Smith. This case was also placed on the consent agenda, and was approved unanimously.
CD-CPC-2024-00095 approves the rezoning of 4 lots at 4450 Washington St, within the Plaza Westport neighborhood. City planning staff Ahnna Nanoski and applicants Will Block and Douglas Stone, of Block Real Estate, presented the plan to construct a 20-unit apartment building on the site, which is currently vacant. The subject site is just north of the Country Club Plaza, near several other multi-unit builds, as well as some single-family homes. Will Block stated his interest in “making sure we have the right kind of housing to support the future of the Plaza and the hospital (St. Luke’s)… This is a pivotal moment for KC in this area”.
During the public engagement process for this project, neighbors requested that Block and his team submit a project plan along with their rezoning request. That way, neighbors would know exactly the type, height, and density of the building that would be impacting their neighborhood. Block elected not to include a plan, as the code does not require a plan to go along with a rezoning request. Because neighborhood approval seemed to be the only thing holding up the case, Commissioner Padilla asked the applicants, “What’s the reason you don’t have a plan?”. In response, Block stated “It’s uncommon for us at this stage of development, … to fill in those gaps before we know that we’re gonna be allowed to build what we want; it’s not a risk we usually take”. Commissioner Enders responded “The same uncertainty you are explaining to us as the applicant is the same uncertainty that the neighbors are feeling about trusting your plan”.
During public testimony, many neighbors came forward with their concerns for the project, including the negative effect of home values, an R6 zone abutting R0.75 zone, the lack of a plan, one neighbor even calling the apartments “monstrosity buildings”. In total, around 10 neighbors came forward against the development from the Plaza Westport neighborhood. After hearing these comments, the commissioner debated amongst themselves about the viability of rezoning. Despite the concerns, Commissioner Arkin felt that because Block could build a building of similar size, only with fewer units, without the City’s approval, it would only benefit the City and the neighborhood to approve the case. The commission voted to recommend approval of the case 5-1.
CD-CPC-2024-00087 approves a new master-plan for Quintanilla Farms, located at 2808 Blue Ridge Blvd, within the Western Blue Township neighborhood. The current site is 45 acres on the eastern edge of the city. City staff planner Olofu Agbaji and applicant Tim Gates, from Agnes Gates Realty, presented the new plan for this site, which would include various uses. These include residential, office, agricultural farm, tree service, and tree preservation. One neighbor came forward praising the applicant’s plan, and stated, “A lot of our neighbors really appreciate what he’s doing”. The commissioner unanimously recommended approval of the case.
CD-CPC-2024-00102 requests an amendment to a plan approved at 5000 E Bannister Rd, with the Sechrest neighborhood. The plan allows Goodwill to use the existing 135,515 square foot building on the site. City staff planner Genevieve Kohn reviewed this case, and presented it to the commission with applicants Jim Masamin, Anita Davis (Goodwill CMO), and Kelly Garret (Goodwill COO). Goodwill’s new plan for the building included many new uses, such as a retail outlet center, and an adult school for those looking to finish their highschool education, which includes a free childcare center. According to Anita Davis, the school will serve 250 adult students a year, drawn from the 60,000 adults without a highschool diploma in the Jackson County area. The site, named Excel Center, will join the 6 others in Missouri, and 41 across the nation, all owned by Goodwill.
Commissioner Lynch questioned the viability of serving formerly convicted persons at the school, considering the childcare facility. Davis responded that only those without violent or sex related crimes are allowed in the program. Davis also informed her of the site’s connection to the Troost-Max and Prospect-Max transit lines. The commission unanimously recommended approval of the case.
CD-SUP-2024-00027 approves Special Use Permit for Friendship Baptist Church, located at 3530 Chelsea Avenue, within the Knoches Park neighborhood. City staff planner Stephanie Saldari reviewed this case, and testified with applicant Matt Schlicht and Pastor James Terrence to the commission.
The SUP allows Friendship Baptist Church to add 7,000 square feet to their building to house a classroom. Pastor Terrence told the commission of his work with George Melcher Elementary, and the benefits the classroom would have. The commission unanimously voted to approve the SUP.
CD-SUP-2024-00084 approved a residential development plan for 1007 NW Cookingham Drive, located in the Nashua neighborhood. According to City staff planner Andy Clarke’s report, the subdivision will include eight-plexes, six-plexes, four-plexes, and five-unit ranch townhomes, totalling 121 units. Applicant Patrica Jensen presented the plan for this project with engineer Brian Mertz and Matt Schlicht.
Three neighbors from the Bristol Park HOA came forward to testify against this project, all with concerns about privacy and the type of units being added. Jensen responded to their concerns by citing the original approved plans to build over 100,000 square feet of retail on site, which would be a much more extreme use. Brian Mertz also responded by offering to meet residents on-site to hear their concerns, saying “I’m a resident of the Northland too, I’m not an out-of-state developer. I’m not tone deaf to what you’re saying”. The commission unanimously recommended approval of the case.
CD-MISC-2024-00002 was a request to approve the City’s new standards and regulation for gas stations. Major amendments to the City’s code, even when done by City staff, must be approved by various boards and commissions. When updating the City’s zoning code, staff must present the changes to the City Planning Commission and get approval before the changes can go into effect. City planning staff has been working on new standards for Gas Stations for many months, during which time there has been a moratorium on the construction of new stations. City Planner Andy Clarke and Officer Jeffrey Krebs presented the new standards to the commission.
After much debate between the commission, staff, and representatives from gas stations in Kansas City, the commission voted to continue the case until September 18th, with the hope that staff will organize a town hall meeting to hear the concerns of private developers in Kansas city.
Note: Many of the boards and committees that are normally covered in this space did not meet this week. Like many other workplaces, late summer is a popular time for City Hall’s staff, elected officials and appointed board members to take time off.
Grayson Johnston is the author of This Week at City Hall, and 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.
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