Transit Oriented Development along Prospect, a nightclub in the Combine, and cleaning up in time for the World Cup.
- Northland
- Beacon Hill
- Old Hyde Park
- Marlborough
- Oak Park
- Leeds
City Planning Commission
Wednesday, April 2nd at 9am
The City Planning Commission (CPC) was attended this week by Chairperson Coby Crowl, Commissioner Matt Hasek, Commissioner Luis Padilla, Commissioner Forestine Beasley, and Commissioner Sean Arkin.
CD-CPC-2025-00018 approved the development of the first lot of Edgewood Farms, a new subdivision at 7931 NW Roanridge Rd, within the Northland. This lot will contain a fitness center serving the rest of the development.
CD-CPC-2025-00003 approved a plan for 9550 N. Platte Purchase Dr, within the Northland. This plan will facilitate the construction of school and campus, serving the Platte County R-III School District.
The previous three cases were placed on the City Planning Commission’s consent agenda, and were therefore recommended for approval without presentation or further testimony.
CD-CPC-2024-00020 approved the Transit-Oriented Development Overlay District for the Prospect Corridor. This overlay district and associated plan have been covered in a previous edition of This Week at City Hall. At their previous meeting, the commission continued this case to further review this case.
City planner Andrew Clarke outlined the updates city staff had made in the break, including more specific definitions for industrial uses, daycare categories based on the number of children at the daycare, as well as the uses allowed near a daycare.
To promote more development, the staff removed a limitation which would require new buildings to add more architectural complexity, which could drive up development costs. Staff removed this condition in response to the commission comments at their previous meeting. At this meeting several commissioners expressed concern that this rule, along with others, would hinder development instead of promote it. After hearing these updates, the commission unanimously recommended approval of the overlay.
CD-SUP-2024-00052 requested a Special Use Permit (SUP) to allow a nightclub at 2999 Troost Ave, within the Beacon Hill neighborhood. The SUP will expire after three years, at which point the owners could apply for renewal. This site is also subject to the Troost Corridor Overlay District’s development requirements.
The historic Campbell Baking building, located at 2999 Troost Ave, currently contains the Combine restaurants and residential units. The proposed nightclub will be located on the rooftop, with access inside the building. City planner Genevieve Kohn presented this case to the commission with the applicant Charles Peach.
According to Peach, the Combine has planned to have a rooftop bar since it opened four years ago. This bar will have limited hours due to the apartments below and the neighborhood surrounding the building. The CPC unanimously recommended approval of the case after adding a condition which limits the hours of operation.
CD-SUP-2024-00048 requested a Special Use Permit (SUP) which would allow for a motor mechanic shop at 100 E 39th St, within the Old Hyde Park neighborhood. This site was previously granted a SUP for this purpose, but did not submit for reapproval in time.
City planner Ahnna Nanoski presented this case with applicant Jose Cordova, the owner of A&A Royal Auto Trim. According to Cordova, this business has been operating since 1995, but recently moved to this building. Chair Crowl asked Cordova to provide a plan showing the orientation of the parking lot, including new paint lines. Because Cordova didn’t have this plan prepared, the commission voted to continue the case to their next meeting on April 16th.
CD-CPC-2024-00041 requested the rezoning of the Hoelzel Mobile Crushing site, located at 3808 E 78th St, within the Marlborough neighborhood. The rezoning changes the site from Residential to MPD (Master Planned Development). The MPD zoning district allows for a unique master plan for each site that seeks a rezoning to this district.
City planner Ahnna Nanoksi presented this case with applicant David Hoelzel and the applicant’s legal representation, Phil Klawuhn. This case was previously continued by the City Planning Commission due to an issue between the applicants and the KC Water Department. As a condition of this rezoning, the Water Department is requiring the applicants to relocate the existing sewer so that it sits on the edge of the site. According to Travis Kiefer, KC Water employee, this is so the sewer will always remain accessible by the Water Department.
According to the applicants, this sewer relocation will cost $100,000 that they do not have. To get the funds necessary to construct the new sewer, Phil Klawuhn asked that the applicants be allowed to continue operating their business before the planned sewers relocation 6 months after the rezoning is approved. The commission granted this request, and recommended approval of the rezoning.
CD-CPC-2025-00022 approved a rezoning of 3434 Montgall Ave from R-2.5 (Residential) to B3-3 (Commercial), within the Oak Park neighborhood. City planner Mattew Barnes presented this case with applicant Ryan Long, the developer’s legal representation.
According to Barnes, this rezoning will allow for an assisted living facility on site, with 39 units. According to Long, the Palestine Commons development has committed to maintaining a balance between affordable living and assisted living so that the residents of the neighborhood can continue living where they are throughout their lives. Rent and board at the facility will be around $3,000 a month, about half the cost of market rate assisted living facilities. The commission unanimously recommended approval of this case.
CD-CPC-2025-00029 and CD-CPC-2025-00023 approved a rezoning request and a proposed development plan at 8130 N Platte Purchase Dr, within the Northland. These cases will facilitate the construction of 90 total residential units.
After construction, this site will contain 10 four-unit townhomes and 13 three-unit townhomes, with the average lot size being 6,600 square feet. City planner Mattew Barnes presented this case with the contract planner, Qiyamah Muhammad and Jacob Hodson from Olsson studio, and property owner Jacie Lieber.
While Olsson has left an option for these units to be sold, they are currently planned to be competitively priced rental units. The rent will likely range from $2,300-$2,500 a month, according to Hodson. The commission unanimously recommended approval of this case.
CD-CPC-2025-00027 approved a non-residential development plan for 6817 Stadium Drive, within the Leeds neighborhood. City planner Andrew Clarke presented this case with applicant Jacob Hodson, from Olsson Studio but representing Union Pacific Railroad.
The site will be used by Union Pacific for warehousing, wholesaling, manufacturing, production, industrial services, and freight movement. According to Clake, this site was contaminated when it existed as a General Motors production plant. Since the closing of that plant, the city has funded the remediation of the site, hoping to promote development. According to Clarke, this site is “a success story”. City staff hoped that this site will be redeveloped in time for the World Cup in the summer of 2026. The commission unanimously recommended approval of this case.
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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