Transit-Oriented Development, a resident protects his neighbors, and a new community swimming pool.
- Independence Plaza
- 18th and Vine
- Washington Wheatley
- Wendell Phillips
- Santa Fe
- Key Coalition
- Oak Park
- Ivanhoe
- Town Fork Creek
- Blue Hills
- Marlborough
- Westside
- West Plaza
City Planning Commission
Wednesday, March 5th at 9am
The City Planning Commission (CPC) was attended this week by Chairperson Coby Crowl, Commissioner Tyler Enders, Commissioner Matt Hasek, Commissioner Luis Padilla, Commissioner Betsy Lynch, and Commissioner Sean Arkin. Commissioner Forestine Beasley attended this meeting via Zoom.
CD-CPC-2025-00007 approves a project plan for a commercial building located at 8671 Shoal Creek Valley Dr., within the Northland. This building houses 11,175 square feet of commercial space, housing multiple tenants. This case was listed on the City Planning Commission’s consent agenda, and was therefore recommended for approval without much discussion.
CD-CPC-2025-00010 was a rezoning request. Applicants Phil Avoda worked with city planner Matthew Barnes to submit the rezoning request for their property at 15903 Ess Rd from R-7.5 (Residential) to R-80 (Residential). This property falls within the Little Blue Valley. This change limits the amount of land Avoda is allowed to develop and brings his property in line with the rest of the neighborhood, which is also zoned R-80 (Residential).
According to Barnes, the R-80 zone would eliminate the need for further city approval for both of the following: building an accessory structure up to 35 feet tall and 8,000 square feet in size, laying a gravel driveway. Several neighbors submitted letters of opposition, outlining their goals as preserving character, reducing traffic and safety issues, eliminating incompatible uses (such as event venues), and highlighting the applicant’s history of noncompliance with the city.
According to Avoda, his motivation for seeking this rezoning was to “protect this land from becoming a subdivision”. After Avoda’s recent case with the BZA, in which he was forced to apply for variances due to his current zoning (R-7.5), city staff instructed him to seek a rezoning to R-80. This would eliminate the need for similar variances in the future, as well as support Avoda’s continued use of the site as a farm.
Avoda also showed evidence of the support he has gotten from several of his neighbors, including the president of the Blue Valley Neighborhood Association stating “As a resident of the Little Blue Valley, I am absolutely ecstatic about changing the land back to R-80”. Avoda will also add special covenants to his property which prevent a variety of uses. These covenants seem to be Avoda’s response to the opposition he has received from several neighbors, including those who submitted their letters to the city.
During public testimony, Danny Potts, James Ash, and Greg Hummel all spoke in opposition to this rezoning. They claimed that reintroducing R-80 zoning into their neighborhood would expose them to harm, despite their homes also being zoned as R-80. The CPC unanimously recommended approval of this rezoning.
CD-CPC-2024-00020 approved a Transit-Oriented Development (TOD) Overlay along the Prospect Corridor, affecting the Independence Plaza, 18th and Vine, Washington Wheatley, Wendell Phillips, Santa Fe, Key Coalition, Oak Park, Ivanhoe, Town Fork Creek, Blue Hills, and Marlborough neighborhoods.
According to long range planner Jonathan Feverston and Andy Clarke, this plan creates design standards for new buildings within the Prospect Corridor, and designates specific nodes for elevated activity. The plan for this corridor was funded by a grant from the Federal Transit Administration in 2019, and again in 2022. Clarke restated the importance of this overlay, saying “if someone is going to invest (in the Prospect Corridor) let’s make sure we’re investing in design that benefits our existing assists, like the ProspectMax bus line”.
During the planning process, city staff recorded over sixty instances of community engagement. This overlay introduces several limitations based on that feedback, including height restrictions, restrictions on drive-through facilities and gas stations, maximums on parking.
Commissioner Enders responded to the proposal, saying “There are some aspects which are very easy for me to be excited about, and then the restrictive ones are tougher. I love the idea of getting rid of parking minimums, I don’t like adding parking maximums. What this area needs is investment, and I would hate to come up with an overlay that might prohibit a good investment”.
Commissioner Hasek made a statement, opposing some of Enders’ sentiments, “It’s more than just trying to put investment in the corridor, it’s trying to make it a corridor that people want to be in. It’s more than just adding numbers to the tax revenue that the corridor generates, but more so creating a space that people want to be; which can uplift all the businesses in the area. For example, having parking in front of the building may be convenient but it’s not enjoyable for people to be in.”
During public testimony, Forest Tyson asked the Commission to improve the flow of traffic and aesthetics of the many types of fencing in the corridor. Carolyn Harrison asked the board to require parking in front of business for the safety of customers. Donald Givens, a pastor for a church located along Prospect, had lots of questions about how this overlay would affect his church. Clarke quickly sent Givens his information so that they could have an extended conversation about the church specifically. Tony Venute asked if there were plans to “beautify” the corridor.
Clarke and Feverston respond to many of the public’s comments by giving their contact information, then answering specific questions. According to Feverston, the Public Works department recently received funding to “beautify” and add safety improvements to a section of the prospect corridor from Linwood Blvd to Brush Creek. The CPC continued the case until April 2nd to allow the public, the commission, and city staff to all do further review on the overlay.
Cases CD-CPC-2025-00031, CD-CPC-2025-00006, and CD-CPC-2025-00005 approved the development plan for 4646 Belleview, within the West Plaza neighborhood. These cases approved the proposed plan, as well as the associated rezoning, from a mix of residential and commercial to just commercial. City planner Mattew Barnes presented this case with applicant David Francais.
This building was used as a church until 2023, but now remains vacant. According to Francais, the building will be used as an event space. Parking will be provided by the neighboring KW building through a parking agreement. The commission unanimously recommended approval of this rezoning.
CD-CPC-2025-00012 approved a rezoning request without plan at 901 NW 79th Street, within the Barry Harbor neighborhood. City planner Andrew Clarke presented this case to the commision. If approved, this site would be rezoned from R-80 (low density residential) to R-2.5 (medium density residential).
According to Clarke, this home has been unoccupied for several years, but the owners are looking to rezone the property before selling it to developers. An apartment complex surrounds this unit, leaving it as the only remaining R-80 zoned lot in the area. The commission unanimously recommended approval of the rezoning.
CD-CPC-2024-00178 approves a rezoning at 9200 NW 119th Ter. According to city planner Ahnna Nanoski, this rezoning would reflect the existing conditions on-site. This site is currently zoned AGR (agriculture), but operates as an internet provider. If approved, this
CD-SUP-2025-00001 requested a Special Use Permit (SUP) to expand the Tony Aguirre Community Center, located at 2050 W Pennway St, within the Westside neighborhood. According to city planner Larisa Chamb, this addition will include an outdoor pool and other small building additions.
Officially, the Parks and Recreation department owns this site, but still must apply through the proper channels when expanding their buildings or operations. Jeff Bartley attended the meeting to represent the Parks department and the project. Bartley hoped to have the pool operational by the summer of 2025. The commission unanimously recommended approval of this SUP.
CD-CPC-2025-00011 approved amendments to the Zoning and Development Code, as a part of the City Planning Commission’s periodic review of the code. City planner Mattew Barnes presented both amendments proposed for Chapter 88 (zoning and development code).
Amendment #1 reduces the required radius of notification when amending a plan. Previously, applicants would be required to notify homes miles away when modifying their homes or business, even when the changes were minor. This amendment changes that requirement to a 300 foot radius.
Amendment #2 allows duplexes to be constructed on corner-lots in the R-6 (residential) zoning district. Corner lots, lots located at the intersection of two streets, have historically been given fewer restrictions because they have twice as much street access as typical homes. The commission recommended approval of both amendments 5-1.
Neighborhood Planning and Development Committee
Tuesday, March 4th at 1:30pm
The Neighborhood Planning and Development Committee was attended this week by Mayor Pro Tem Ryana Parks-Shaw, Vice Chair Eric Bunch, Councilwoman Melissa Patterson Hazley, and Councilman Nathan Willet.
Ordinance 250161 approves the rezoning of 7401 Cookingham Drive, near the city of Fairview. This case was covered in a previous edition of This Week at City Hall when the applicants presented their plan to the City Planning Commission on November 20th, 2024. At that meeting, many residents testified in opposition to the industrial rezoning, eventually leading the City Planning Commission directing the developers to revise their plans. This ordinance was covered in last week’s edition of This Week at City Hall when the Neighborhood Planning and Development Committee requested that the developers clarify which uses were prohibited once this site was rezoned.
On Tuesday, city planner Genevieve Kohn presented this case with applicant Lindsay Vogt. Councilman Willett confirmed his support for the project. During public testimony, a resident of Fairview gave her personal experience of the project, stressing how much her home has been impacted by the development. “Who’s gonna help me sell my home?” the resident stated, pleading with the committee to listen to the City Planning Commission’s original vote against the project.
Councilman Willett addressed the public’s comments, stating how “This is a compromise. Do I agree with everything here, no”. Willett went on to detail how he has fought for the community within his tenure on the council, preventing other manufacturing sites from being developed in the area. The committee unanimously recommended approval of this ordinance.
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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