An amendment to a sign ordinance, a new high school for the Guadalupe Centers, and a future land use map for the KCI area plan.
- Armour Hills
- Blue Hills
- Boston Heights & Mount Hope
- Brown Estates
- Ivanhoe
- Lykins
- Northland
- Oak Park
- Pendleton Heights
- Rockhill
- Swope Park
- Union Hill
- Valentine
- Vineyard
- Westside
City Plan Commission
Wednesday, June 18th at 9 AM
The City Plan Commission was attended this week by Chairman Coby Crowl and Commissioners Sean Arkin, Matt Hasek, Forestine Beasley, Tyler Enders, and Luis Padilla. Commissioner Elizabeth Lynch also attended via Zoom.
CLD-FnPlat-2025-00011 requested approval of a final plat to allow for industrial development (quarrying) located at the northwest corner of Interstate 435 and East 63rd Trafficway between the Brown Estates and Swope Ridge neighborhoods. This item was on the Commission’s Consent Docket and the Commission recommended approval with little deliberation.
CD-CPC-2025-00074 is a text amendment to the city’s sign ordinances. A text amendment is a change made to an existing zoning ordinance, rather than a change to the zoning map or the boundaries of a zoning district. Click here for more on zoning amendments, and here to view Kansas City’s webpage on code amendments.
This amendment makes changes to ordinance 88-445-15, concerning nonconforming signs. “Nonconforming” refers to a property, or a use of one’s property, that does not follow the current zoning designation for the area it’s in. Nonconforming uses can be legal or illegal. Legal uses are usually “grandfathered” in, meaning they were built before the zoning code changed to disallow that use. Illegal nonconforming uses were never allowed. Click here for more information about nonconforming uses.
Staff Planner Larisa Chambi along with Roxanne Coke and Jim McClure, the attorneys representing the city, presented this case. Ms. Coke gave further details on the facts of the case. Ordinance 88-445-15 concerns eminent domain cases, in particular, cases where properties under threat of eminent domain have nonconforming signs on them. Instead of requiring that these signs be taken down, this ordinance allows them to be moved elsewhere on the property.
This ordinance, as it is currently written in the zoning code, only applies to the city. The change to the ordinance applies the same rules to nonconforming signs in eminent domain cases filed by the State of Missouri. An example of a project this would apply to could be state highway widening.
Tiffany Moore, the 6th district representative for the Neighborhood Advisory Council (NAC) gave public testimony. Moore pointed out that the Missouri Department of Transportation (MODOT) and KCMO use different definitions for “nonconforming” and asked that the amendment clarify the term for cases where the state is involved. After consideration, the Commission moved to recommend approval of this amendment, with the language changes laid out by Ms. Moore.
CD-MISC-2025-00002 requested approval of a new Proposed Land Use Map for the KCI Area Plan, in the Northland. This case was filed by City Manager, Mario Vasquez and was presented by Staff Planner Susan Cronander along with district planners John Myers and Alexis Berra.
Major changes in the proposed future land use map include:
- Consolidating land use categories.
- Updating the open space/buffer land use designation.
- Aligning the proposed land use map with approved rezoning and development plans.
- Establishing mixed use nodes, and identifying appropriate areas for industrial land uses.
Commissioner Hasek inquired about mobility between the proposed multi-use nodes. Staff reported that mobility has not yet been addressed in the overall area plan, but agreed with Hasek’s point to consider these proposed areas as part of a larger whole, instead of just self-contained. The Commision moved to recommend approval of the Proposed Land Use Map.
CD-CPC-2025-00064 requested removal of a site located at 435 Knickerbocker Place from the Ambassador Hotel Historic District, in the Valentine Neighborhood. Brad Wolfe, from City Planning and Development, and Gina Anderson, a representative for the applicant, Kansas City Life Insurance Company, presented the case.
The subject site used to contain two apartment buildings known as the Little Ambassadors, which were demolished in 2012 after being declared dangerous. These sat just west of the Ambassador Hotel on Broadway Blvd, and contained about thirty units. The site is now vacant, and the applicant is seeking to have the historical boundaries of the Ambassador Hotel Historic District redrawn to allow new development.
The commission generally agreed that no new developments allowed under the current zoning would negatively affect the character of the remaining historic buildings, and moved to recommend approval of removal of this site from the historic district.
CD-CPC-2025-00062 requested an amendment to the Preliminary Development Plan for the site of the former Metro North Mall located at US 169 and NW Barry Road, in the Northland. Staff Planner Andrew Clarke along with Dan Horn, representing the applicant, IAS Partners, presented the case.
The applicant seeks to build a new development including public green space, medical offices, lodging facilities, and commercial uses.
The former Macy’s building will house two new tenants: the furniture mall of Missouri on the first floor, and NRG adventure park, a kid’s entertainment venue on the second floor. Excess parking attached to the Macy’s will be reorganized to allow for some of the aforementioned medical uses. The Commission moved to recommend approval of this plan.
CD-CPC-2025-00058 requested approval of an amendment to a Development Plan to allow for an expansion of the Jay Wolfe Toyota Dealership. The site in question is located at the southeast corner of North Congress Ave and Northwest Prairie View Road in the Northland. Planning Intern Mike Foster presented the case on behalf of Staff Planner Matthew Barnes along with Lance Scott, a representative for the applicant, CFS Engineers.
The building expansion referenced in this development plan would be used for additional automotive service. The construction timeline is expected to be nine months. The Commission moved to recommend approval of this amendment.
CD-CPC-2025-00060 and CD-CPC-2025-00059 requested approval of a development plan and a rezoning of the site located at W 13th St and Summit St, to allow for an expansion of Guadalupe Centers in the Westside neighborhood. Staff Planner Andrew Clarke and Brad Hochstein, representative for the applicant, MKEC Engineering LLC, presented the case.
The proposed plan would include redevelopment of the former Kansas City FBI field office into a highschool. Additionally, the building would facilitate other community services like a daycare, religious assembly, an entertainment venue, spectator sports and offices. In a future development phase, Guadalupe Centers plans to build an addition to the west side of the building, but no plans have yet been made for this expansion.
The current building exterior is planned to be maintained, but the interior space will be reorganized to build new classrooms and other amenities.
Public testimony was supportive of the redevelopment. Community members had met with the applicant and Guadalupe Centers to clarify aspects of the project. Virginia Salazar Bellis, who is on the Westside Neighborhood Board of Directors, said that the Board voted unanimously to support this development. The Commission reviewed the details of the case and moved to recommend approval of both cases.
CD-SUP-2025-00003 requested approval of a special use permit to construct a new gas station on the southwestern lot at E 12th St and Jackson Ave in the Lykins neighborhood. Staff Planner Andrew Clarke along with Gerald Menefee, engineer for the applicant, KAM Design Group LLC, and another representative (name not provided) presented the case.
The is within 200 ft of a residential zoning district and within 2000 ft of an existing gas station, preventing it from being built under zoning ordinance 88-347-02-A(1).
The site has been vacant since at least 2011, except for a small billboard. According to Mr. Menefee, the owners later intend to build a mixed-use development on the adjacent sites. The other representative for the applicant (name not provided), explained that the property owner is primarily in the grocery store “arena” in Kansas City, and is the owner of Mercado Fresco and World Fresh Market. He went on to explain that building a gas station on the subject site was considered to be a safer initial investment, allowing them to build the aforementioned mixed-use development later.
Angie Curtis, executive director of the Lykins Neighborhood Association, gave public testimony. The neighborhood association asked that several provisions be met regarding this development. These included:
- No liquor sales after 11pm.
- Onsite security during appropriate hours.
- Enforcement of no loitering policy.
- Adequate exterior lighting.
- Maintenance of the property and surrounding right-of-ways within a block radius.
- Sponsorship of neighborhood events, when appropriate.
- Appointment of designated contact person for neighborhood communication.
- A clause for non-compliance of these provisions.
The applicant is reportedly willing to meet these requirements.
Lizette Valdez, another community member from the Lykins neighborhood, gave public testimony in opposition. One of her primary concerns was safety from potential spills, accidents, or even fires. She posited that this development could harm quality of life and property values in the neighborhood. And finally, she put forth that development should prioritize sustainability and not dependence on fossil fuels.
Commissioner Beasley also expressed concern, as this is the first gas station SUP to be considered since the six-month moratorium on new gas stations was enacted earlier this year. The Commission deliberated on the facts of the case and after much consideration, moved to recommend approval, adding that the applicant should continue to work with the neighborhood prior to their meeting at the Board of Zoning Adjustments.
CD-SUP-2025-00005 and CD-SUP-2025-00018 appeared on the original agenda, but were not discussed at the City Plan Commission meeting this week.
Parks and Recreation Board of Commissioners
Tuesday, June 17th at 3 PM
The Parks and Recreation Board of Commissioners meeting was attended this week by Board President Beth Haden, Director Chris Cotten, and Commissioners Pat Contreras, Michael Meier, DePrice Taylor, and Stephanie K. Smith.
Board meeting minutes and YouTube recording can be found here once they have been published.
Amending Resolution #32890 considered Board approval to clarify the release of $1.5 million for Capital Maintenance Expenditures. Director Cotten presented the details of this resolution to the Board. These capital expenditures concerned maintenance and repairs to The Liberty Memorial, near the Union Hill neighborhood, including limestone repair and replacement, caulking on the exterior of the building, etc. The Board moved to approve the amendment to this resolution.
Resolution #32908 considered Board approval of the annual expenditures from the Parks and Recreation Special Gifts Fund in the amount of $3,000,000. Financial Manager Terrence Williams presented this resolution to the Board.
On occasion, the Department receives gifts and contributions from individuals, companies, and organizations. While there were as of yet no plans for how to spend this money, the resolution gave Parks and Recreation the ability to appropriate these funds. Some Board members noted their gratitude for these groups’ donations, and for their support of the Department as stewards of the natural environment. The Board moved to approve this resolution.
Resolution #32910 considered Board approval of a Facility Use with Concession Agreement with the Greater Kansas City Sports Commission for the use of Theis Park, in the Rockhill neighborhood, to hold The Garmin District Marathon Finish Line Festival. Events Administrator Rob Loya presented this resolution to the Board.
The festival is to be held on October 18, 2025, will be free to attend, and is expected to draw approximately 10,000 people. The event will include merchandise sales, food, and alcohol vendors. The Board moved to approve this resolution.
Resolution #32911 considered Board approval of a Facility Use with Concession Agreement with Black Owned Business Kansas City Foundation for the use of the Swope Park Bandstand and Swope Park Shelters 2 & 3, in Swope Park to hold the Black Expo. Rob Loya presented this resolution to the Board as well.
This event gives Black-owned businesses the opportunity to showcase their products and services, while also providing attendees with networking opportunities, workshops, panel discussions, and live entertainment. The event will be held August 1, 2, and 3, 2025 from 1pm to 8pm each day. The Board moved to approve this resolution.
Resolution #32912 considered Board approval of a Facility Use with Concession Agreement with the Boys and Girls Club of Greater Kansas City for the renewal of the 2003 Facility and Use Agreement for the use of Cleveland Park, in the Oak Park and Vineyard neighborhoods, for ten years, to June 25, 2035. Jennifer Jutte, Superintendent of Community Services, presented this resolution to the Board.
In 2003, Boys and Girls Club of Greater Kansas City entered into a twenty year mutual agreement with the city to renovate, construct and develop youth baseball facilities at Cleveland Park. As part of the agreement, they agreed to maintain the facilities to the extent not covered by the city’s maintenance responsibilities, pay for all utilities and operate their baseball programs at their expense. The Board moved to approve this resolution.
Resolution #32913 considered Board approval of a Change Order #1 with Mid-America Golf and Landscape, Inc. in the amount of $104,684 for the Swope Memorial Golf Course Renovation Project, in Swope Park. Doug Shroeder of Golf Operations presented this resolution to the Board.
The Parks Department entered into a contract with Mid-America Golf and Landscape in January of 2025 for this project. At the time the agreement was made, staff was negotiating with Evergy on connecting power to the pump station on the golf course, to provide irrigation. An agreement has now been negotiated, and the Board moved to approve this resolution to use Golf Fund Capital funds for this project.
Resolution #32914 considered Board approval of plans to convert the existing Arbor Villa Wading Pool into a splash pad. Deputy Director of Planning and Engineering, James Wang, presented this resolution to the Board. The concept for this splashpad was prepared by Waters Edge Aquatic Design.
Arbor Villa Park, where the pool is located, is at 1 E 66th Ter, in the Armour Hills neighborhood. The existing pool has been out of commission for several years. Water’s Edge reported that the neighborhood wants to see the pool come back or another water feature introduced. In a survey that Water’s Edge conducted, respondents preferred the conversion to a splash pad over a new wading pool. This concept would allow for younger kids to safely play, and it would be accessible for longer in the year than a pool. Additionally, a splash pad would have lower maintenance costs over a wading pool, which might need lifeguards, fencing or user fees.
The funds to begin construction on this project are expected to be made available May 1, 2026, and construction on the splash pad is estimated to be finished by spring or summer of 2027. The Board moved to approve this resolution.
Resolution #32915 considered Board approval of a Change Order #1 with Dondlinger & Sons Construction Company, Inc. for the Tony Aguirre Outdoor Pool Design Build Project in the amount of $84,593 and to extend the contract time to July 3, 2025. Deputy Director, P.E., James Wang, presented this resolution to the Board.
The pool is part of Observation Park at 2050 West Pennway, in the Westside neighborhood. The Design Build Project will include a 6-foot-tall ornamental fence, removal of an existing footing, installation of 31 trees and repair of an existing sanitary sewer line.
The pool is expected to be finished and ready to use by July 4th, 2025 and the official ribbon cutting is expected to occur by July 7th. The Board moved to approve this resolution.
Resolution #32916 considered Board approval of an Amendment #1 with Taliaferro & Browne for the Martin Luther King Jr. Park Pedestrian Bridge Project, in the amount of $250,475.07 and extended the contract time to May 15, 2026. This resolution was presented to the Board by Deputy Directory, P.E., James Wang.
This project calls for the construction of a new bridge across Brush Creek at MLK Jr. Park, located between the Blue Hills and Ivanhoe neighborhoods. This Amendment #1 expands the scope of the project to include final construction documents, and appropriates the aforementioned funds. Construction is expected to begin by late this year. The Board moved to approve this resolution.
Resolution #32917 considered Board approval of Amendment #2 with Shawnee Mission Tree Services dba Arbor Masters Company for Tree Maintenance Services in the amount of $5,859,344 and extended the contract time to June 30, 2026. Natural Resources Manager, Stephen VanRhein, presented this resolution to the Board, who moved to approve this resolution with little deliberation.
As it appeared on the original agenda, Resolution #32917 considered plans by Confluence, a local landscape architecture and urban planning firm, for the 3rd District Lake Studies Project. This agenda item was held to be addressed at a later meeting, but was discussed in the pre-meeting workshop at 3pm.
The project noted in this resolution concerns redesign of North Terrace Park Lake, at 2700 Cliff Dr, in the Pendleton Heights neighborhood. The cost for this portion of the project would be $467,968 and the resolution would extend the contract time to June 30, 2026.
The consultant for the project, Confluence, noted issues primarily with drainage and sidewalks sagging into the lake. The lake generally has good water quality, though, and fishing is permitted.
Some key aspects of Confluence’s new designs for the park include:
- A parking lot to the south of the site, away from Chestnut Trafficway.
- A forebay
- A rain garden
- Submerged plantings in lake
- Boardwalks and docks
- An entry monument sign
- Bike racks and a fix-it station
- A boat ramp
- Pedestrian rock-water access
- A grassy picnic area
- An overflow pipe
Lighting with tall, decorative, concrete poles is also planned. These are expected to cast light further and improve safety at later hours.
Resolution #32918 considered Board of Amendment #4 with American Lawn & Landscape, Inc for Tree Planting Services in the amount of $1,488,152.00. Natural Resources Manager, Stephen VanRhein, presented this resolution to the Board, who moved to approve this resolution with little deliberation.
Resolution #32919 considered Board of Amendment #1 with Van Booven Lawn, Landscape & Tree for Tree Services at Loose Park in the amount of $70,000, and to extend the term of the contract to June 30, 2026. Natural Resources Manager, Stephen VanRhein, presented this resolution to the Board, who moved to approve this resolution with little deliberation.
Resolution #32920 considered Board approval of a number of Gifts and Contributions. This resolution was presented to the Board by Director Chris Cotten.
Donations were received from three organizations. Boston Heights and Mount Hope Neighborhood Association donated soccer goals to be used in Troost Park. Kansas City Youth Hockey Association (KCYHC) donated slat boards to be used at the Line Creek Community Center, in the Northland. Finally, Downtown Merriam Partnership donated $1,000 for Make Music Day. The Board moved to accept these donations.
Interested in getting more involved with KC Parks and Rec? Consider volunteering! The Department has several programs with varying levels of commitment. Check them out here.
For more news and information about Parks development and services, check out following links:
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.
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