Welcome back to “This Week at City Hall”, a blog committed to bringing you important updates on the decisions being made at City Hall every week. Each week, the various boards, commissions, and committees of City Hall make decisions that affect the many communities of Kansas City. If you have a tip about an upcoming agenda item – please email neighborhoods@umkc.edu with “This Week at City Hall” in the subject.
This edition covers updates on the streetcar, new resources for Community Improvement Districts (CIDs), and a decision that could affect pedestrians and cyclists in downtown.
Transportation, Infrastructure, and Operations Committee (TIO)
Tuesday, June 4th at 9am
The Transportation, Infrastructure, and Operations Committee (TIO) includes Chairperson Kevin O’Neill, Vice Chair Melissa Robinson, Councilmember Johnathan Duncan, Councilmember Lindsay French, and Councilmember Eric Bunch, who attended the meeting via ZOOM.
Ordinance 240402 was a resolution directing the City Manager to start the process of updating the city’s regional transit plan, in collaboration with Kansas City Area Transportation Authority (KCATA) and Mid-America Regional Council (MARC).
Attending the meeting to speak on behalf of the ordinance was Councilperson Melissa Patterson Hazley, who serves the 3rd District at large. In support of the ordinance, Councilperson Patterson Hazley cited Kansas City as being one of the only cities to tax itself specifically to fund transit. Councilmember Bunch, who serves the 4th district, also spoke in support of the ordinance, saying he has worked closely with KCATA and MARC to start the planning process. Ordinance 240402was passed unanimously by the TIO committee and passed by the full City Council on Thursday.
Ordinance 240467 allocates $11,500,000 from the City’s Streetcar fund to the Kansas City Streetcar Authority.
Tom Gerend, Executive Director of KC Streetcar Authority, and Jason Waldron, KCMO’s Transportation Director, both presented this ordinance to the committee. Gerend explained this money would assist with connecting the maintenance facility, known as the Singleton Yard, located at 600 E 3rd St, to the tracks along Main Street; as well as contribute to the riverfront extension of the streetcar, which is proposed to end at the KC Currents Stadium along the Berkley Riverfront. Gerend also spoke about the entire streetcar project, saying “No one is doing what Kansas City is doing right now”, suggesting this project brought positive national attention to Kansas City.
The committee voiced their support for the streetcar project, including Chairperson O’Neill, who serves the 1st District at large, commenting that he appreciates the significant portion of the funding for the streetcar coming from federal grants, and not the City’s budget. Councilmember Melissa Robinson pressed City Staff on traffic control issues related to the ongoing streetcar construction on Main. She expressed concern for the businesses along the corridor and the public’s ability to reach them. Transportation Director Jason Walrond responded by saying that the department’s traffic control strategy prioritizes the safety of workers and pedestrians on the corridor while also noting that the outreach and coordination with business operators had been robust enough to minimize potential harms. Walrond noted that no serious incidents had occurred during the years-long construction phase. Ordinance 240467 was passed unanimously and passed by the full City Council on Thursday.
Ordinance 240473 approves the second phase of the Barney Allis Plaza budget. This project includes the demolition, redesign, and construction of the Barney Allis Plaza located at 1220 Wyandotte St. The city has already supplied the funds for this project to McCownGordon Construction, but as Barney Allis Plaza is a public space, McCownGordon Construction is required to present each phase of the budget to the TIO committee for approval, including the second phase they presented this week.
Assistant City Manager Mario Vasquez presented the committee with the details of the phase. As he was presenting, the committee became confused as the documents submitted to City Hall seemed to be incorrect. After further questions from the committee were not answered, Vice Chair Melissa Robinson suggested that the committee could not approve an ordinance without the proper information being submitted or made available to the public. The committee eventually decided to approve the ordinance with the caveat that McCownGordon Construction submit the correct info to city hall by the end of the day. The ordinance was later passed by the full City Council on Thursday.
Ordinance 240443 was held by Chairperson O’Neill at the request of Mayor Lucas and was rescheduled for 06.11.24.
Neighborhood Planning and Development Committee
Tuesday, June 4th at 1:30pm
The Neighborhood Planning and Development Committee (NPD) includes Chairperson Ryana Parks-Shaw, Vice Chair Eric Bunch, who attended via ZOOM, Councilmember Melissa Patterson Hazley, and Councilmember Nathan Willett.
Ordinance 240417 directs City Manager to add City owned properties around the intersection of 18th and Vine St. to the Vine Street Community Improvement District (CID).
Councilmember Melissa Robinson, who serves the 3rd district, home of the 18th and Vine CID, spoke on behalf of this ordinance, saying that the Vine St. CID needs to incorporate these properties into the CID in-order to capture enough revenue to pay for district security. Councilmember Patterson Hazley asked which properties specifically were going to be added to the Vine St. CID, and suggested the addition of the Gem Theater, 1615 E 18th St, to the CID as a part of the ordinance. After amendment, the ordinance included the addition of the Gem Theater, the lot at 1619 E. 17th Terrace, the Soiree restaurant, the Negro Leagues Baseball Museum, the KC Juke House Grill, and The Directors Cut barbershop, all to be added to the Vine Street Community Improvement District. The ordinance passed unanimously and passed again by the full City Council on Thursday.
Ordinance 240360 directs the City Manager to research affordable housing programs in other cities, in hopes of determining the best method of implementing similar programs in Kansas City, to be reported back to the committee in 30 days.
To explain the process, Kansas City Director of Housing Blaine Proctor sat before the committee. He explained most of this housing study is already completed, assuring Councilmember Willet, who serves the 1st district, that 30 days was enough time. The ordinance was passed unanimously and later passed by the full City Council on Thursday.
Ordinance 2404051 appropriates $50,000 for the establishment of Community Improvement Districts (CIDs). Additionally, the ordinance allows the City Manager’s office to enter into agreements with CIDs involving their repayment of the city’s initial commitment over time.
Councilmember Crispin Rea, who serves the 4th district at large, stated that he fully supported this ordinance, as it would allow for the formation of a Crossroads District CID, which has been in development for some time. Assistant City Manager Mario Vasquez also explained the process the City Manager’s office would use to recoup the initial loans. This agreement would not take more than 10% of a CID’s revenue in any given year, Vasquez stated, and at the suggestion of Councilmember Patterson Hazley, would also allow for initial startup loans.
Speaking for the proposed Crossroads CID, Nicholas Grunauer testified to the necessity of the initial $50,000 for foundation of the CID. Grunauer stated the funds would assist in community security, public trashcans, and greenspace. Also attending to support the ordinance were representatives for a proposed Southwest Blvd CID, pleading a similar case to the proponents of the Crossroads CID. After public testimony, the committee approved this ordinance, and was later approved by the full City Council.
Ordinance 240431 would rezone an area of 12 acres located on the north and south side of Northwest Prairie View Road to a residential district with greater density, to allow for a multi-family complex. After presentation, the committee unanimously approved the ordinance.
City Planning Commission
Wednesday, June 5th at 9am
The City Planning Commission (CPC) was attended this week by Chairperson Coby Crowl, Commissioner Tyler Enders, Commissioner Forestine Beasley, Commissioner Matt Hasek, Commissioner Sean Arkin, and Commissioner Betsy Lynch. Commissioners Bruce Allender and Luis Padilla were not in attendance.
CD-CPC-2024-00045 was a case where applicant Adam Lockard, who owns 9 blocks within the Power and Light District, was requesting a continued signage extension for the Three-Light building in the Power and Light District. Currently, the building has advertisements on all windows on the first floor which do not follow Kansas City’s sign code, as was explained by Justin Smith, the staff planner assigned to this case.
In Smith’s presentation of the case, he explained that building signs must not cover more than 10% of a window or be larger than 12 sq ft, must not fall below 60% transparency, and must not be within 2,000 sq ft of another sign. Lockard’s signs did not meet any of these requirements. In pleading his case, Lockard explained that these signs were necessary to deter “vagrancy”, and said the building was susceptible when “transients see the area is vacant”. Lockard was speaking about homelessness within Kansas City, in relation to how to better secure his property, all in a tone dismissive of those experiencing homelessness.
The CPC questioned Lockard as to how long the signs needed to remain, and how he could transition the signs to a transparent option. In his response, Lockard was not willing to give up ground, speaking again about the “serious vagrant issue”. After further deliberation, the commission introduced a motion to allow the signage to remain for one year, which passed 5-1, the nay being Commissioner Beasley.
CLD-FnPlat-2024-00007 was a case amending the development requirements for the KCI 29 Logistics Park, second plat. Justin Smith was also assigned to this case, giving a short presentation on the many conditions with this development.
After deliberation between applicant and staff as to which conditions would be dismissed, the commission requested that staff and applicants work out beforehand the specifics of their case. They then introduced a motion approving the plan, throwing out the conditions requested by the applicant. The motion passed unanimously.
CD-CPC-2024-00066 was requesting the approval of a rework of the city’s street renaming process, amending chapter 88-605-03 of the zoning code.
Councilmember Melissa Robinson introduced the case to the commission, letting them know the council’s support of this case specifically. After thanking her, the commission listened to Olofu Agbaji as he explained the specifics of the case, including the new process for street renaming. Traditionally, the street renaming process has required 50 letters of support from residents, and 75% consent from the affected neighborhood, all done through the City Planning office. With this case, the new process would only require one individual to contact their Councilmember, who then starts the process of public hearings, and eventual presentation before City Council. After further discussion as to the specifics of the process, the commission unanimously suggested approval of the case.
CD-CPC-2024-00018 was a case requesting approval of a mobile home park located on the south side of the Raytown Rd and Blue Ridge Cutoff intersection. The site has history as a mobile home park, before being shut down by the city due to risk of fire.
Andy Clarke, the staff planner assigned to this case, explained the departments concerns with the applicant’s current master plan, including increased density when compared to similar parks, lack of green and open space available for each home, lack of information given to the department on eventual price of homes, and the general lack of cooperation between the applicant and staff.
The applicant’s representative Patrica Jenson then explained their perspective of the process, painting a picture of planning staff as having an unaccommodating attitude. The applicant, Christopher Lemos, told the staff of his company, known as BoaVida, which owns 170 mobile home parks across the country. Lemos answered commissioners’ questions left from Clarke’s presentation, assuring them that the current plan has plenty of space for residents.
There was some disagreement about the true density of the mobile home park, with staff calculating density by dividing the number of units by area occupied by units, resulting in a density of nearly 9 units be acre. Lemos and Jenson argued that the density calculation should include entire lot area, even area with extreme elevation around the perimeter of the lot. Lemos and Jenson argued the true density was closer to 6 units per acre, like other parks within the city.
After those presentations, resident of the area Rick Osborn testified to the conditions of the previous mobile home park, stating “it looked like a scene out of Mad Max”. Osborn stated his concerns about crime created by the previous park, and his worry for the future of the neighborhood.
The commission discussed possible conditions for approval of the plan, eventually deciding Lemos needed to make a reasonable effort to address planning staff’s concerns, but ultimately approving Lemos to move forward with development. The commission approved the motion 5-1, the nay being Commissioner Beasley.
CD-SUP-2024-00006 was for the approval of a Special Use Permit (SUP), allowing for the continued use of 2627 Prospect Ave as a gas station. Special Use Permits are used as a check on certain uses, such as gas stations or drive throughs, by requiring the applicant to apply for an SUP to continue using the property after a certain amount of time (usually 3 or 5 years). This ensures the city can reassess the viability of these uses every so often.
Planning and Development Department staff member Andy Clarke presented the commission with this case, suggesting approval with the condition that the owner, Riad Baghdadi, monitor loitering on the site. After comment from Baghdadi, the commission approved the case unanimously.
CD-CPC-2023-00033 was for the approval of a major change to development plan of residential development located at the southeast corner of N Mercier St and NW Englewood Rd, in the city’s northland. This involved transitioning from a plan of 3 large apartment buildings, housing 300 units, to sets of duplex homes, totaling 150 units.
After discourses over the applicant’s plan to meet KC’s Boulevard building standards, the commission unanimously recommended approval of the case.
CD-SUP-2024-00016 was a request for a special use permit for use of 2309 Jarboe St, known as the Guadalupe Center, as a community and senior center, as well as the redevelopment of the building.
Applicant Erin Cole, representative of the Guadalupe center, requested the commission reconsider the necessity of an SUP that would expire in a couple years. The commissioners agreed to its irrelevance in this scenario, siting the time and money associated with application of a SUP. The case was unanimously recommended for approval.
CD-SUP-2024-00014 involved the request for a special use permit to allow a drive-thru facility for a new coffee shop within the first floor of 1125 Grand Blvd, located in the downtown loop. Applicant David Waters represents Prefix Coffee, who have an existing location in midtown and another within the downtown loop.
City Staff Andy Clarke expressed the staff’s recommendation of denial, explaining the history of the site. 1125 Grand Blvd’s first floor was originally used as a bank teller window, but when the building was transformed from office to residential, the drive-thru was shut down. Clarke therefore determined that the applicants would need an SPU to use the building as a drive-through again. Clarke further explained the Downtown Development standards, which state drive-throughs cannot be used as a primary use of a building. Clarke then cited the difference in vehicle volume between a bank window and a drive-through coffee shop, saying the commission should be worried about the safety of pedestrian and cyclists in downtown. Clarke then questioned the dangerous precedent that would be set by allowing this drive-through eating and drinking establishment within downtown.
After staff’s presentation, Waters introduced the owners of Prefix coffee and their business, allowing them to plead why a drive-through would be necessary for their second downtown location. Waters then explained Prefix Coffee’s use of the drive-through wouldn’t affect pedestrian safety in the area as the current building already has ATMs.
After opening the floor for public testimony, the commission heard two representatives from the Downtown Neighborhood Association testify their disapproval of a drive-through within downtown. One representative, Sean O’Byrne, stated he was worried about the conflict between cyclists and motorists that would be introduced by this development. O’Byrne then suggested that the applicants were “trying to have it both ways” by stating their business would not be the same without the drive-through, but also saying there would only be a small volume of cars and would not affect pedestrian safety.
Once they had heard all sides, the commissioners discussed amongst themselves the merits of the case. Commissioner Hasek detailed his view on the matter, saying that the commission should consider the overall attitude the city has adopted towards downtown development. Commissioner Hasek explained that while the city might have been concerned about competing with the suburbs 10 or 20 years ago, the city is now more focused on creating a safe and attractive pedestrian environment, adopting principles such as walkability and human-scaled development. Once the commissioners had made their decisions, Commissioner Enders introduced a motion to approve the SUP, which succeed 3-2, the nays being Commissioner Hasek and Commissioner Arkin.
CD-SUP-2024-00014 was requesting a special use permit for the continued use of 3030 Van Brunt Blvd as a Taco Bell. As the Taco Bell had only been open for a couple months, and hadn’t encountered any issues, the Commission unanimously suggested approval of the SUP.
CD-CPC-2024-00031, CD-CPC-2024-00030, and CD-CPC-20240-00032 were all involving the development of a logistic center near the new KCI airport, at 2001 NW Cookingham Drive. The case was rather uncomplicated as the site is undeveloped. Applicant Rachelle Biondo explained to the commissioner their plans for developing the plan to a large speculative data center, and staff Andy Clarke recommended approval without conditions. The commission unanimously recommended approval.
CD-CPC-2024-00049 requested approval for the designation of the Carmen building, 101 Linwood Blvd, as a historic building and place it on the Kansas City Register of Historic Places. The applicant for this case was Nadja Karpilow, President of the Old Hyde Park Historic District.
After city staff Larisa Chambi explained her recommendation of approval without conditions, Nadji Karpilow presented the long history of the building. Karpilow further explained her belief that the current owner of the building was refusing to make plans to redevelop the site as a tactic to get demolition of the building approved due to long term vacancy. The president detailed how the owner of the building has refused to work with the neighborhood, or even come up with a development plan of their own. It was for this reason Karpilow requested the commission to approve historic designation without input from the building owner. During public testimony, several more residents of the neighborhood came forward to support the historic designation.
After listening to the applicant, staff, and public testimony, Chairperson Crowl shortly expressed his hesitancy to decide without hearing from the owner. The commission then moved to continue this case to July 3rd, which unanimously passed.
CD-CPC-2024-00048 requested an amendment to the city’s Major Street Plan to remove North 128th Street from the east side of Hwy 169 to the intersection of NE 132nd and N Virgina Avenue. Applicant Jim McClure requested this amendment due to the recent approval of a data center on the site planned to be developed as North 128th street. As no plans to develop this road have gone forward, city staff Genevieve Kohn recommended approval of this amendment without conditions. The commission unanimously recommended approval.
CD-ROW-2023-00053 requested the vacation of an informal road near Bennington Ave and 55th Terrace. This informal road was created when Urbavore Urban Farms laid gravel between their property at 5500 Bennington Ave and E 55th Terrace to access to public roads. The applicants of this case are the residents of the homes along E 55th Terrace, who testified to experiencing hardships due to Urbavore Urban Farm’s use of the road.
Matthew Barnes, the city staff assigned to this case, explained the department’s position of approval without conditions in reference to this case. Barnes states that Urbavore Urban Farms’ position along Bennington Ave means that the vacation of this informal street would not unfairly limit their access to public utilities. Barnes further suggested the retention of this informal street would not serve a purpose in the future.
Along with staff testimony, applicant and resident Carrena Faye Moultrie shared her personal experience with Urbavore Urban Farms, by showing photos and videos of loud noises, blockage of resident’s driveways, and other hardships. Throughout this case, four more residents of the homes along 55th Terrace detailed their experience with Urbavore Urban Farms, all like Moultrie’s.
During public testimony, Urbavore Urban Farms’ lawyer detailed their belief that the vacation of the informal street would cause undue hardship for Urbavore Urban Farms, by requiring a significant investment in an access road to Bennington Avenue. Urbavore Urban Farms’ lawyer also suggested that the commission could not legally vacate the street due to fire code.
After hearing testimony from several parties, Chairperson Crowl suggested that the commission would not be able to decide at this meeting, as Commissioner Lynch had to leave the meeting, breaking the quorum required to hold a vote. The Commission pushed their decision to July 3rd, when it could next decide. The commission did this despite several pleas from residents to prioritize their safety and decide on the motion that day.
Can’t get enough City Hall news?
Review the City Clerk’s Calendar to see next week’s meeting times and agenda items!
CFN Intern, 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 going to planning school and starting a career helping his community.
Leave a Reply