Rehabilitation of the George B. Peck Dry Goods Building Downtown to mixed-use apartments, new neighborhood grocery store in Chaumiere, and updates to the Culver’s at 79th and State Line.
- Beacon Hill – McFeders
- Blue Valley
- Boston Heights and Mount Hope
- Bristol Park
- Chaumiere
- Cooley Highlands
- Davidson
- Downtown
- Ivanhoe
- KCI
- New Mark
- Northland
- Old Westport
- Osage Trail Station
- Plaza Westport
- Sherwood Estates
- Ward Parkway Plaza
City Plan Commission
Wednesday, March 18th at 9am
The City Plan Commission was attended this week by Chair Coby Crowl and Commissioners Todd Forbes, Sean Arkin, Tyler Enders, and Shawna Murrell.
CLD-FnPlat-2026-00004 requested approval of the Final Plat for Cadence, a development in an R-7.5 zoning district on about 15 acres and located at the southeast corner of NW 104th St and N Liberty St near the New Mark and Bristol Park neighborhoods of the Northland, allowing for the creation of 58 lots and 2 tracts to construct a residential subdivision.
The Commission moved to continue this item to April 1st with fee, ahead of the meeting Wednesday.
CD-CPC-2025-00111 requested approval of a de-annexation of Hosanna Evangelical Lutheran, located at the northwest corner of NE 104th St and N Church Rd in the far Northland from the corporate limits of the City of Kansas City, Missouri to permit subsequent annexation by the City of Liberty, Missouri. Staff Planner Olofu Agbaji and the applicant, Anthony Belcher, along with Pastor Mike Kern, presented this item to the Commission.
The principal structure (the church) was primarily located within the boundaries of Liberty, Missouri, but a small portion was located in Kansas City.
The Commission moved to recommend approval of this item.
CD-CPC-2021-00242 requested an extension of the approval time period for a development plan by one year for the site known as Antioch Manor and located at the southeast corner of NE 42nd St and N Antioch Rd in the Chaumiere neighborhood of the Northland. Staff Planner Olofu Agbaji and Patricia Jensen, representation for the applicant, presented this item to the Commission.
In 2022, the applicants were approved to construct a low-rise apartment complex with center parking lot on the subject site. Financing issues had stalled construction for several years, and the site remains vacant today. The applicants were requesting an extension to allow construction to finish by March 22, 2027.
The Commission moved to recommend approval of this item.
CD-CPC-2025-00174, CD-CPC-2025-00167, and CD-SUP-2025-00040 requested approval of an amendment to the Country Club/Waldo Area Plan from Office/Residential to Mixed Use Community, approval of a rezoning from zoning districts B1-1, B3-2, and R-0.5 to zoning district B2-2, and approval of a special use permit to allow for the expansion of a Culver’s on the site located at 7953 State Line Rd in the Ward Parkway Plaza neighborhood. Staff Planner Genevieve Kohn-Smith and Patricia Jensen, representation for the applicant, Christopher McGuire, presented this item to the Commission.
Ms. Kohn-Smith explained that the subject site sits within multiple zoning districts and the rezoning request was primarily for clarity. Additionally, however, the applicants were seeking to construct another drive-thru lane and reposition some of the parking to be angled. A sidewalk would also be constructed on State Line Rd, in front of the subject site, to connect with the existing sidewalks to the north and south of the site.
The subject site had “double frontage” meaning it technically fronted Ward Pkwy in addition to State Line Rd, although the only entrances to the site were on State Line. Because of this, however, it was required to follow Boulevard and Parkway Standards. This was one of the reasons the case had appeared before the Commission, as drive-thru uses require special use permits on boulevards and parkways.
The Commission moved to recommend approval of these items.
CD-CPC-2026-00013 requested approval of a development plan for historic reuse of the George B. Peck Dry Goods Building located at 1044 Main St and 1031 Baltimore Ave in the Downtown Loop for a commercial space and residential units. Staff Planner Genevieve Kohn-Smith and the applicant, Tyler Asby – Exact Architects, presented this item to the Commission.
The subject site contains two lots, one containing the Dry Goods building, and the other containing a parking garage. These structures are anticipated to remain as a part of this development plan, but the Dry Goods building will include ground-floor commercial units and residential units on upper floors.
The existing parking structure houses about 50 spaces and will be reused for this development as well. Access to the garage will be controlled and the applicants reported they would have shared-parking agreements between residents and employees working in the commercial spaces.
The Commission moved to recommend approval of this item.
CD-SUP-2026-00003 requested approval of a Special Use Permit for a transfer station (Mark II) in an M3-1 zoning district located at 6611 E US 40 Hwy near the Blue Valley neighborhood. Staff Planner Larisa Chambi and Adam Carlson – Rouse, Frets P.C., a representative for the applicant, presented this item to the Commission.
An existing transfer station (truck weigh station) operated by Waste Management is located on the subject site. The applicants had previously been approved for a special use permit for the site, and were seeking a renewal. Without the change of use, staff were recommending approval.
Mr. David Hall, who owns property adjacent to the subject site, gave public testimony on this item. He took no issue with the renewal of the special use permit, but wanted to bring Staff’s attention to several dangerous accidents and near-misses that have occurred on US 40 Hwy, near the site. Chair Crowl asked that Staff communicate with the Missouri Department of Transportation (MODOT) to address this.
The Commission moved to recommend approval of this item.
CD-CPC-2026-00005 requested approval of a rezoning from an R-6 to a B1-1 zoning district for the site located at the northwest corner of N Cleveland Ave and NE Winn Rd in the Chaumiere and Cooley Highlands neighborhoods of the Northland. Staff Planner Larisa Chambi (on behalf of Matthew Barnes) and the applicant, Ary Hama-Amin, presented this item to the Commission.
The subject site contains a small commercial storefront. In the 1950s, the site had received a Certificate of Legal Nonconforming Use (CLNU) that allowed it to operate as a commercial structure, in spite of being in a largely residential suburban context area. Since about 2008, the structure has been vacant, and the CLNU lapsed, thereby requiring a rezoning for it to be operated as commercial.
The applicants had put considerable effort into renovating the structure since they had bought it in 2016. They now plan to use it to house a small grocery store and to later add a restaurant. In communications with the Chaumiere Neighborhood Association they had explained that no alcohol or tobacco sales would take place on the property. Additionally, hours of operation would be limited (approximately 10am – 8pm). Parking, especially after the restaurant component opens, was of concern to the neighborhood as well. The applicants explained that the side of the lot (which fronts NE Drexel Rd) is undeveloped, and could be used to expand parking if need be. Commissioner Arkin also suggested that the applicants communicate with the church located across the street from the subject site to see about drafting a shared parking agreement for patrons.
Jaz Hays, a member on the Chaumiere Neighborhood Association Board gave public testimony on this item. He was in favor of the reuse of the site and supported rezoning to achieve this goal. He also noted that the neighborhood was attempting to get a sidewalk constructed in front of the subject site to improve pedestrian access.
The Commission moved to recommend approval of this item.
CD-MISC-2025-00004 requested approval of the updated KCI Area Plan.
The Commission moved to continue this item without fee to April 15th, ahead of the meeting Wednesday.
CD-CPC-2026-00009 requested approval of a major amendment to the development plan for Antioch Crossing, located on about 42 acres in a UR zoning district at the northwest corner of NE Vivion Rd and N Chouteau Trfy near the Davidson and Sherwood Estates neighborhoods of the Northland, for the purpose of changing the site’s permitted uses.
The Commission moved to continue this item without fee to April 1st, ahead of the meeting, Wednesday.
CD-SUP-2026-00008 requested approval of a special use permit to construct a parking lot on the site housing the former Embassy Suites hotel, located at 220 W 43rd St in the Old Westport and Plaza Westport neighborhoods.
The Commission moved to continue this item without fee to April 1st, ahead of the meeting, Wednesday.
CD-CPC-2026-00011 requested approval of a rezoning from R-1.5 to R-0.5 for the site located at 3112 Flora Ave in the Boston Heights and Mount Hope, Ivanhoe, Osage Trail Station, and Beacon Hill – McFeders neighborhoods.
The Commission moved to continue this item without fee to April 1st, ahead of the meeting, Wednesday.
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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