Redistribution of the Housing Trust Fund, an historic district for the Norman School, and the annual report for the Westside Tax Relief program.
- Beacon Hill
- Brown Estates
- Dunbar
- East Crossroads
- Eastwood Hills
- Hyde Park
- Ivanhoe
- Longfellow
- Marlborough
- Martin City
- Meyer Gardens
- Northland
- Oak Park
- Red Bridge
- Roanoke
- Rockhill Gardens
- Seven Oaks
- South Roundtop
- Southmoreland
- Swope Ridge
- Valentine
- Volker
- Waldo tower
- West Plaza
- Western Hills
- Westport
- Westside
Neighborhood Planning and Development Committee
Tuesday, June 24th 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 250485 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 reported on in last week’s edition at the City Plan Commission, where that body recommended approval. This item was on the Committee’s consent agenda, and was recommended for approval. The City Council passed the ordinance on Thursday.
Ordinance 250487 requested approval of a plat at the southeast corner of Northwest Cookingham Drive and North Congress Avenue in the Northland for the purpose of commercial and industrial development. This item was on the Committee’s consent agenda, and was recommended for approval. The City Council passed the ordinance on Thursday.
Ordinance 250495 requested approval to rezone an area located on the west side of Prospect Ave about 100 ft south of 35th St in the Oak Park and Ivanhoe neighborhoods, and approve a plan to allow for a warehousing and distribution center on the same site. Rezoning would change the designation for the site from B3-2 (commercial) and R-1.5 (residential) to District UR (Urban Redevelopment). City Staff presented the case.
Plans for the site would include the demolition of a former Safeway grocery store. Public testimony was limited to one attendee, Kirk McDowell, who noted that the project was not allowed in the overlay zoning as part of the new Prospectus corridor plan. The Committee moved to recommend approval and the ordinance passed City Council on Thursday.
Ordinance 250497 requested vacation of 27,000 square feet of unimproved street located on East 55th Street, east of Hardesty Ave in the Brown Estates neighborhood. Staff planner Matthew Barnes presented this case to the Committee.
The applicant owns four lots adjacent to the right-of-way that was requested to be vacated. The City owns the lots closer to the Blue River. The applicant seeks to consolidate the lots, which are vacant, including the portion of E 55th St mentioned. The Committee moved to recommend approval of this vacation and the City Council passed this ordinance on Thursday.
Ordinance 250484 requested to accept the recommendation of the Housing Trust Fund Advisory Board to rescind the funding award in the amount of $1,235,999.00 previously allocated to the DeLano Youth Housing and Supportive Services Redevelopment project in the South Roundtop neighborhood, to be developed by Kansas City Public Schools (KCPS), and located at 3708 Linwood Boulevard, due to the project’s inability to proceed with contracting. City staff presented the case.
Shannon Jaax of Jaax Street Partners, who works with KCPS, gave public testimony, speaking to the number of homeless youth that are served by KCPS. DeLano is in the pre-development phase, seeking to continue working with the City to provide for students.
Chairperson and Mayor Pro Tem Parks-Shaw expressed sympathy for DeLano, but noted that housing trust fund money is highly sought after and scarce. In order to reallocate the funds for other much-needed housing development, the Committee recommended rescission of these funds and the City Council affirmed that recommendation Thursday.
Ordinance 250492 requested to accept the recommendation of the Housing Trust Fund Advisory Board to rescind the $225,260.00 award previously allocated to Allenwood Properties, LLC for 2809, 2811, 2815 E. Linwood Avenue in the South Round Top, Seven Oaks, and Dunbar neighborhoods. City staff presented the case.
Representatives of the developer, Allenwood Properties LLC, gave public testimony. They reported that there had been issues with their bank, but that the project is otherwise ready to move forward, and were seeking a 90 day extension. They had sought other funding via historical tax credits, but those efforts were abandoned. Committee members recognized that rescission of funds like these creates difficulties for small developers, but also echoed their previous point that projects need to be fiscally responsible.
Staff reported that the project was almost entirely funded by subsidies, and the project has been granted several extensions before. However, the Committee deliberated and moved to hold the case for 90 days.
Ordinance 250498 requested to authorize the Manager of Procurement Services to execute a Central City Economic Development (CCED) $1,189,822.00 funding agreement with Linvista Flats, LLC, for renovation of fourteen historic colonnade residential units at 1601-1603 Linwood Boulevard in the Boston Heights/Mount Hope neighborhood. City staff presented the case.
The properties now contain eight units, instead of fourteen, due to a fire. The Committee asked about justification for the funding request in the same amount due to this reduction. Ken Dugan, the applicant, gave public testimony. He had applied for, but lost, historic tax credits. He was requesting the total amount due to an increase in demolition and construction costs, after months of delays. The Committee, hearing this, moved to recommend approval of the authorization, and the City Council passed this ordinance on Thursday.
Ordinance 250499 and Ordinance 250500 Requested to vacate approximately 17,000 square feet of street located south and 7,500 square feet located west of the intersection of Northeast Barry Road and North Cleveland Avenue. These ordinances reference a previous case brought before the City Plan Commision: (CD-ROW-2025-00007). City staff presented the case.
These two vacations of public right-of-way were requested to facilitate the construction of the Monarch Townhomes development. Councilman Willett was noted as co-sponsor on this ordinance. The Committee moved to recommend approval of the ordinance. The ordinance advanced to City Council where it was passed Thursday.
Ordinance 250433 was held by the Committee in advance of Wednesday’s meeting.
Ordinance 250440 requested to amend Section 88-445-15 of the City’s zoning and development code, “Unsafe Signs, Signs in Disrepair and Nonconforming Signs.” The existing language allows a sign to be relocated in the event of a condemnation action initiated by the City. This amendment would add the State of Missouri along with the City to this code. City staff presented this case to the Committee.
This case was brought before the City Plan Commission last week, and was recommended by that body for approval. The Neighborhood Planning and Development Committee also recommended approval.
The case was advanced to the City Council this Thursday. There, Mayor Pro Tem Parks-Shaw clarified that this ordinance would not increase the volume of nonconforming signs or billboards, and reiterated that the ordinance is already in effect for the City; the amendment only adding the State to the ordinance. Councilmember Bunch voiced disagreement with the amendment, believing it may be redundant. Councilmember Duncan asked for clarification on the changes this amendment would make. He went on to vote against the ordinance as though it would not increase the volume of nonconforming signs, it also wouldn’t facilitate a decrease. Though not unanimous, the City Council moved to approve the ordinance.
Ordinance 250481 was held by the Committee in advance of Wednesday’s meeting.
Ordinance 250482 was held by the Committee in advance of Wednesday’s meeting.
Additional Business:
- Westside Tax Relief Annual Update
Carmen Lopez Murguia and Joe Hood, from the Westside Housing Organization, presented the update to the Committee.
The Westside Housing Organization administers the Westside Tax Relief Program to prevent displacement and promote housing stability. In 2019, property taxes for Westside homeowners spiked by 128% compared to just 18% in the rest of Jackson County. To prevent displacement, residents created the 353 Property Tax Relief Program, which caps property taxes for qualifying low- and moderate-income homeowners at 2.65% of their income for 25 years. So far, the program has:
- helped homeowners resolve title issues tied to historic redlining.
- protected 317 families from losing their homes.
- reinforced community equity by directing funds from higher-income participants to support lower-income neighbors.
- preserved the Latino/Mexican cultural heritage of the Westside.
The Committee lauded the Organization for its commitment to community outreach and its success in driving neighbors to apply for the program. It was noted that this program serves as a proof-of-concept for other neighborhoods under threat of similar displacement from increased property taxes. The Organization plans to continue outreach to the more than 200 other homeowners in the neighborhood who are still eligible.
- KCI Area Plan Proposed Land Use Map
This update was also brought before the City Plan Commission last week where that body recommended it for approval.
Councilmember Willett added to the commentary regarding this proposed land use map. One suggestion he made was to create an industrial zoning designation specifically for data centers, which have seen recent attention in the Northland. Additionally, while the major thoroughfares in the area are expected to grow with the intensification of land uses, Willett expressed concern that they may not be able to handle the increased truck traffic in addition to the expected residential and commercial growth.
Board of Zoning Adjustment
Wednesday, June 25th at 9am
The Board of Zoning Adjustment was attended this week by Chairman Mark Ebbitts and Members Michael Meier, Tom Gorenc, and Myeisha Wright. Board Member Theresa Otto attended the meeting via zoom. Later in the meeting, Mr. Meier left and was replaced by Board Member Gonzalo Ventura.
CD-BZA-2025-00076 requested approval of a variance to the front setback of a garage to build ADA accessible features such as a ramp and access to a storm shelter. The subject site is located in a residential (R-6) zoning area at 1533 NE 51st Ter in the Northland. This item was continued by the Board to be reviewed July 9.
CD-BZA-2025-00073 requested approval of a variance to the minimum lot area requirements in a residential (R-5) zoning district to permit an additional unit be added to a bungalow on the property. The subject site is located at 7411 Montgall Ave in the Marlborough neighborhood. Plans have not yet been made available on CompassKC for the proposed addition. The Board dismissed this item per staff request.
CD-SUP-2025-00013 requested approval of a special use permit to allow for the construction of a gas station in an area zoned B3-2 and R-7.5 at Dr. Martin Luther King Jr. Blvd and Bellaire Ave in the Brown Estates and Eastwood Hills neighborhoods. This item was continued by the Board to be reviewed July 23.
CD-BZA-2025-00063, CD-BZA-2025-00074 and CD-BZA-2025-00075 requested approval of variances to the maximum height, rear setback, and garage width requirements in a residential (R-2.5) zoning district to build three new single family homes. The sites are located at 4608, 4612, and 4614 Mercier St in the West Plaza neighborhood. Staff planner Alec Gustafson and Nick Christopher, a representative for the applicant, Soigne Properties LLC, presented the case to the Board.
Several members of the Board voiced concerns about the variance to the maximum height requirements, given the context area of one-story homes in the neighborhood. Board member Theresa Otto requested the applicant provide documents showing the proposed structures in the context of the existing structures surrounding them, and the Board moved to continue these cases to July 9 for those to be prepared.
CD-BZA-2025-00066 requested approval of a variance to the maximum size of a wall sign located at 9201 Ward Parkway in the Western Hills neighborhood, near Ward Parkway Mall. Staff planner Connor Tomlin and Mason McGill, a representative for the applicant, Bluebird Fiber, presented the case to the Board.
The parcel in question is zoned residential (R-1.5), but the building on the property is an office building. Previously, the site was zoned R4O: residential allowing for offices. McGill was seeking approval of a variance to build a sign sized at 50 square feet, which would be compliant for commercial zoning that allows structures of the building’s size. The Board suggested McGill bring back some other designs in which the sign is smaller. McGill concurred and the Board moved to continue the case to July 9.
(See 88-445 for the City’s full code of development standards on signs.)
CD-BZA-2025-00071 requested approval of a variance to permit a shorter rear setback for a deck in a residential (R-6) context located at 12311 Oak St near the Red Bridge and Martin City areas. Staff Planner Stephanie Saldari and the applicant, Brian Casper, presented the case to the Board.
The home is on a somewhat irregular lot. There is an existing deck on the property now, and the proposed addition would be made to accommodate the mobility of some of the residents. Other homes in the immediate area have similar variances to build such decks. The Board moved to approve this variance.
CD-BZA-2025-00072 requested approval of a variance to build a one-story addition and wood deck to an existing residence (zoned R-6) by permitting a smaller rear setback. The subject site is located at 6737 Kenwood Ave in the Oak Meyer Gardens neighborhood. Staff planner Stephanie Saldari presented this case to the Board. Applicants Ryan Hunter, Robert Hunter and Jack North also presented via zoom.
The residence is on an irregular lot and building this addition would violate setback requirements. Ryan Hunter testified that the purpose of building the addition is for accommodating living in the structure long-term. Robert Hunter reported that none of his neighbors had voiced discontent with the project. The Board moved to approve this variance.
CD-BZA-2025-00078 requested approval of a special exception to permit a 6 ft fence on a residential (R-5) corner lot located at 246 E 73rd St in the Waldo Tower and Rockhill Gardens neighborhoods. Staff planner Stephanie Saldari and the applicant, Nicholas Schirmer, presented the case to the Board.
Schirmer, who is also the property owner, noted increased crime in the Waldo area as the primary reason for building the fence. Other homes in the neighborhood have similar non-conforming fences and Schirmer also reported that the builder did not inform him of the ordinance requiring shorter fence heights.
Chairman Ebbitts expressed concern about the opacity of the fence, preferring the previous design which was faux-wrought-iron. Other Board members expressed concern over the height of the fence (6 ft), which is what brings it out of compliance. With that, the Board suggested that Mr. Schirmer return with a redesign and moved to continue this case to July 23.
CD-BZA-2025-00044 requested approval of a variance to the number of units per lot area for an R-2.5 zoning district to permit conversion of a single-family home into a duplex at 4111 McGee St in the Southmoreland neighborhood. The applicant did not attend the meeting and the Board moved to continue the case to July 9.
CD-BZA-2025-00060, CD-BZA-2025-00069, and CD-BZA-2025-00070 requested approval of a variance to the minimum lot area for an R-1.5 zoning district to permit an additional unit in the basement of each of the three apartment buildings located at 516, 520, and 526 W 39th Ter in the Valentine and Westport neighborhood. Staff Planner Connor Tomlin, the applicant, Tom Stiller, and the property owner, Juan Tobon ,presented the case to the Board.
Board Member Myeisha Wright voiced support for Mr. Tobon and spoke to his history of providing below-market housing with quality. There was some discussion about whether the addition of these units would trigger the need for additional parking. Mr. Stiller reported that according to 88-420-04-p infill properties under eight units are exempt from the minimum parking requirements, and Staff confirmed this to the Board. The Board moved to approve all three of these variances.
CD-BZA-2025-00059 requested approval of a variance to the accessory building standards for residential (R-7.5) zones to permit the construction of a detached garage on a through lot at 8308 E 67th St in the Swope Ridge neighborhood. Staff Planner Stephanie Saldari and the applicant, Gregory Burns, presented the case to the Board.
The detached garage would be built behind the house that is on this lot, but since this property is a through lot, it contains two front yards, triggering the need for a variance. Mr. Burns owns a dump truck company. The home belongs to Mr. Burns’ parents, and he sometimes uses it for storage of dump trucks, which staff and Board members noted were violations for the residential context. Mr. Burns was seeking to build a detached garage to store his personal vehicles and trailers.
Public testimony from neighbors pertained to the nature of the use for the proposed garage, They claimed it would not be used for personal vehicles, and instead be used to house Mr. Burns’ commercial trucks which have been cause for concerns including: safety (especially for children), noise, odor, and property values.
One neighbor, Rhonda Wagaman, spoke about dump trucks emptying remaining debris from job sites at Mr. Burns’ home: “He’s back there lifting the bed of the dump truck up, going BANG! BANG! BANG! BANG! over and over again to try to get the dirt out.” She went on to point out that Mr. Burns already has a two-car garage and repeated the neighbors’ claim that the proposed structure would be used for his business, a use that is not permitted. She also used this as an opportunity to report three vehicles with expired tags on the property, a claim which Mr. Burns later disputed.
Mr. Burns responded to the public testimony by saying he had promised not to park his commercial vehicles on the property anymore, and that he planned to park them at another facility which he leases. He reiterated that the proposed purpose of the garage would be to park his personal vehicles; cars and an RV.
Board member Wright asked if there was a neighborhood association for the area. Staff planner Saldari reported that the property was not within the boundaries of a city-registered neighborhood association.
The Board asked that Mr. Burns return with a more detailed site plan showing exactly where the proposed garage would be located or a new proposal and moved to continue the case to July 23.
Historic Preservation Commission
Friday, June 27th at 9am
The Historical Preservation Commission was attended this week by Chairperson Walter Guth, Commissioners James Bibens, Dona Boley, Sean Owens, Sarah Legg, and James Maggard.
CH-PRES-2025-00002 submitted by the Valentine Neighborhood Association, proposed an historic designation from West 35th Street (north boundary) to Valentine Road (south boundary) , Summit Street (west boundary) and Pennsylvania Ave (east boundary) to the local Kansas City Register of Historic Places (H/O Overlay).
Staff recommended approval of this overlay due to its significance as an example of streetcar suburban growth. The area contains many architecturally significant styles of homes such as the Kansas City Shirtwaist and Colonnaded Apartments, as well as the Jacobethan Revival Norman School.
Commissioner Legg voluntarily recused herself, but a quorum was maintained for this case. Staff planner Tessa Ramirez presented the case with the applicants Anna Seydel and another representative from the Valentine Neighborhood Association.
Ms. Seydel’s testimony as the applicant echoed the cases for designation made by staff. She added that preservation is a stated mission of the Valentine Neighborhood Association and noted the provisions regarding neighborhood character in the Midtown-Plaza Area Plan. She also referred to the other historic districts in midtown, pointing to the residents of those neighborhoods’ positive testimony of their designations.
Another major factor brought to the attention of the Commission by several members of the public were the demolitions occurring in the area just north of the proposed historic district. These have been largely carried out by Kansas City Life Insurance Company, who owns some of the properties in the proposed district. The Neighborhood Association has for decades been at odds with KC Life, which began purchasing properties in the area around 1960. KC Life attests that they act as a steward of these properties, and have sold many houses to homeowners in the proposed area. Ms. Seydel and others noted, however, that twenty three buildings were demolished by KC Life last fall.
There were confusions over public support of this designation. The Valentine Neighborhood Association testified that there are 47 property owners who own parcels in the proposed area. In a survey of these owners, a total of twenty eight responded, with twenty six in support and two in opposition. However, public testimony from KC Life’s attorney, David Frantze, contested these figures. Frantze claimed that thirty nine out of a total seventy four parcels were opposed, and that only seven letters of approval were on record with the Commission. However, it was later noted that of the thirty nine parcels in opposition, KC Life owns eighteen. These measurements also did not address the claims about where property owners stand, made by Ms. Seydel, but public testimony later suggested that some neighbors once in support have now decided to oppose designation.
Arguments from Mr. Frantze and others in opposition to the proposed designation mainly concerned:
- property owners’ concerns that in order to make alterations to their homes they may need permission or to pay a fee.
- impediments to developers and investors who might otherwise want to build in the neighborhood.
- perceptions that parts of the neighborhood may be “too far gone” to save with an historic designation.
Arguments in support of the designation:
- reiterated staff’s assessment of the neighborhood as qualifying for historic designation.
- spoke to the pattern of demolitions nearby and the worry this may continue south.
- advocated the increase in property values that is often garnered from designating a district as historic.
The Commission commented several times on their purpose and what affect their decisions have for property owners. Commissioner Boley and Chairperson Guth were among the most vocal. They supplied that factors such as cost or property values are not under their purview, and fall to bodies such as the City Plan Commission. They also noted that the Historic Preservation Commission regularly works with applicants to make improvements and changes to their property, in spite of it being historic. Staff, they continued, reviews all cases, and many do not advance to the Commission.
After much discussion and testimony, the Commission moved to recommend approval of the historic designation for the proposed area. It now advances to City Council.
Commissioner Owens was not present for the remainder of the cases.
CH-DR-2025-00035 requested a Certificate of Appropriateness to demolish a rear addition built in 1992 on the property at 101 West Linwood Blvd in the Old Hyde Park neighborhood, an individually listed landmark known as the ‘Carmen Building.’ Staff planner Brad Wolf and Mendi Winslow, the applicant, presented the case.
This case was brought before the Commission due to concerns about what would cover the back of the building when the 1992 section was demolished. The applicant explained that the long-term goals for the property were to convert the building to condominiums, though no plans for that conversion have yet been submitted. In the meantime, plywood would cover the back of the building; a point of concern for the Old Hyde Park Neighborhood Association, as this may invite vagrancy.
Commissioner Bibens inquired about ownership of the building. The property had been in the news previously to be demolished. The same owner was filing the request to demolish the non-historic portion of the building. The Commission moved to grant the Certificate of Appropriateness to demolish this portion.
CH-DR-2025-00040 requested a Certificate of Appropriateness to replace all the windows on the property at 3032 Grand Avenue, in the Union Hill neighborhood. Staff Planner Tessa Ramirez presented the case. The applicant was not present.
The Commission asked that the applicant prove either deterioration of the existing windows, or that they are not original, to justify replacements. Given that, the Commission moved to continue the case to allow the applicant to present more information for staff review.
CH-DR-2025-00045 requested a Certificate of Appropriateness to the remove bell tower, on the property at 1111 West 39th Street, an individually listed landmark property known
As the ‘Loretto Academy’ in the Volker and Roanoke neighborhoods.
This applicant for this case, Del Hedgepath, requested in advance of the meeting Friday that the case be held, and the Commission granted a continuance.
CH-DM-2025-00070 proposed to demolish a facilities building at 512 E 22nd St (also listed as 514 E 22nd St). The building is part of the Children’s Mercy Hospital campus and is located near the Longfellow, Beacon Hill, and East Crossroads neighborhoods. Built in the 1930’s, it was a product of Kansas City’s first Ten-Year Plan for public improvements. It housed utilities such as central heating, laundry, incinerator, and ambulance garage for the Kansas City General Hospital. Given the potential historical significance of this structure, staff recommended a 45 day hold on the demolition of the property to consider alternatives.
Commissioner Maggard voluntarily recused himself in this case, and without Commissioner Owens, the Commission lost a quorum. The case was therefore continued.
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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