Forthcoming developments in the West Bottoms, a code amendment to permit short-term rentals for up to 90 days, and renewal of a special use permit for a downtown parking lot.
- Blue Valley
- Bridgepointe
- Brookhill
- Downtown
- Hyde Park
- Independence Plaza
- Ivanhoe
- Lykins
- Manheim Park
- Maple Park
- Marlborough
- North Bennington
- Northland
- Riverfront Industrial Area
- Rochkill
- Ruskin Heights
- Southmoreland
- South Roundtop
- Town Fork Creek
- Valley View
- Washington Wheatley
- West Bottoms
- Westport
Neighborhood Planning and Development Committee
Wednesday, November 12th at 1:30pm
The Neighborhood Planning and Development Committee is headed by Chairperson Ryana Parks-Shaw, Vice Chair Eric Bunch, and Councilmembers Nathan Willett and Melissa Patterson Hazley.
Ordinance 250965 requested amendment of Chapter 56, Code of Ordinances, by repealing Article VIII, Short-term rental registration, and enacting in its place a new article of like number and subject matter, including an alternative option for short-term rentals to obtain approval to operate during a limited, special events period. Jim Ready, the City’s manager of regulated industries and short-term rentals, and Alex Lin, the City’s assistant manager of short-term rentals, presented this item to the Committee.
This ordinance was proposed to allow for registration of short-term rentals during instances of major events, such as the Fifa World Cup, 2026. The temporary registration period would not exceed 90 days, and would only be allowed during times in which the City has determined that traditional accommodations such as hotels cannot meet a surge in demand.
Owner-occupied and non-owner-occupied residences would be eligible for this temporary permit, however, the same provisions that limit traditional permits for STRs would still apply; principally, that only owner-occupied short-term rentals will be permitted in residential zoning districts.
Several individuals gave public testimony on this ordinance. Andrea O’Hara, the Executive Director of the Hotel and Lodging Association of Greater Kansas City, spoke in opposition of this ordinance. The City has taken steps in recent years to “level the playing field” between traditional lodging and STRs. Ms. O’Hara’s organization felt that this ordinance would be a step in the opposite direction.
Mr. Stephen Mitchell spoke in support of this ordinance, but asked that it offer greater flexibility to property owners. Among his recommendations was an amendment to allow property owners who live within 250 ft of a potential STR to be eligible for this permit, instead of only owner-occupied units.
Tiffany Moore also spoke on this ordinance, advising that Council be the body which determines what constitutes a “major event” instead of the Director of Neighborhoods.
The Committee moved to recommend approval of this item. It was later passed at the City Council this Thursday.
Ordinance 250969 requested approval of a development plan for the site located at the northwest corner of E. Front Street and N. Century Avenue in the Riverfront Industrial Area to allow for construction of a temporary detention and correctional facility. Staff Planners Larisa Chambi and Andy Clarke along with Roxana Reyes, the City Architect, presented this case before the Commission. Committee.
This item was brought before the City Plan Commission on November 7th as CD-CPC-2025-00157 and was covered in that week’s edition of the blog.
The proposed jail would measure 54,800 sq ft and would be built on an existing parking lot immediately to the south of the KC Tow Lot. The proposed building would provide space for approximately 100 beds along with an administrative office. This facility would be temporary and would be discontinued after a permanent facility is online (estimated to be finished in three years).
The Committee moved to recommend approval of this item. It was later passed at the City Council this Thursday.
Ordinance 250972 requested to authorize the City Manager to execute a Public Access Easement with West Bottoms – Propco Master, LLC and West Bottoms – Propco Master II, LLC for the area located at the northwest corner of West 11th Street and Santa Fe Street in the West Bottoms. Abbey Brinkley – City Planning and Development, along with Grant Hromas – Vice President, Somera Road, presented this item to the Committee.
This ordinance was necessary because of Ordinance 221064 – Predevelopment Agreement, requires that the developer of this subject site provide public access easement for Public Gathering Open Spaces to be used for, and accessible to, the public consistent with other public parks within the City.
Hours of operation for this public access easement (open space) would be from 5am to midnight, and the developer would perform all maintenance. A portion of the easement is KC Terminal Railway (KCT) right-of-way. The developer has entered into a lease with KCT which authorizes them to make improvements to that area. Were KCT to ever terminate this lease, the local Community Improvement District (CID) would cover the cost of removal.
This project is expected to be completed by the end of 2026.
The Committee moved to recommend approval of this item. It was later passed at the City Council this Thursday.
Ordinance 250876 requested amendment of Chapter 88, the Zoning and Development Code, by repealing Subsection 88-445-06, Residential Signs, and enacting in lieu thereof a new section of like number and subject matter for the purposes of allowing digital signs for Institutional and Office Uses in residential districts and adopting new standards for such signs.
This item was brought before the City Plan Commission on August 20th as CD-CPC-2025-00128 and was covered in that week’s edition of the blog.
The Committee moved to continue this item to December 2nd, ahead of the meeting, Wednesday.
Ordinance 250938 requested acceptance and approval of a grant award amendment from the Centers of Disease Control and Prevention for an additional sum of $739,567.00 in the Health Grants Fund for a total amount of $8,566,528.00 to provide additional funding to assist in workforce development and meeting public health foundational capabilities in the Kansas City, Missouri area. Dr. Alex Francisco, Chief Science Officer with the Kansas City Health Department, presented this item to the Committee.
The purpose of this grant funding is primarily to support hiring and retention of medical personnel employed by the City of Kansas City. Currently, funds have been allocated to support fourteen positions. Funding to support a total of twenty-five positions has been requested, but is awaiting approval. The additional funding would be used to support strategies including:
- Continuance of the Community Wellness Ambassador Program
- Priority travel for conferences and professional development
- Online platform for public health training and continuing education
- Critical department-wide trainings
- Lab equipment for bulk syphilis testing
The Committee moved to recommend approval of this item.
Ordinance 250941 requested to authorize the Chief Procurement Officer to execute five contracts in the amount of $400,000.00 (totalling $2,000,000.00) each with qualified community-based organizations Ruskin Heights, Independence Plaza, North Town Fork Creek, Marlborough Heights and Ivanhoe to establish neighborhood outreach teams to engage high-risk individuals and prevent violent conflicts.
The Committee moved to continue this item to December 2nd, ahead of the meeting, Wednesday.
Board of Zoning Adjustment
Wednesday, November 12th at 9am
The Board of Zoning Adjustment was attended this week by Chairman Mark Ebbitts and Board Members Michael Meier, Emerson ‘Jaz’ Hays, and Theresa Otto.
CD-SUP-2025-00031 requested approval of a special use permit in a B3-2 (Commercial) zoning district to allow for an entertainment venue (500+ capacity) for the site located 3951 Broadway Blvd in the Westport neighborhood.
An item related to this case (CD-CPC-2025-00131) was brought before the City Plan Commission on October 15th and was covered in that week’s edition of the blog.
The Board moved to continue this item to December 10th without fee, at the request of the applicant.
CD-SUP-2025-00032 requested approval of a Special Use Permit for the reuse of The Smith Building, an officially designated historic landmark located at the Southeast corner of W. 11th Street and Mulberry Street (1101 Mulberry St) in the West Bottoms, for commercial and residential uses. Staff Planner Larisa Chambi along with the applicant, Kyle FitzGerald, presented this case before the Board.
This item was brought before the City Plan Commission on November 5th and was covered in that week’s edition of the blog.
The associated staff report for this item mentions a “parking garage.” Ms. Chambi clarified that the applicant will, in actuality, be using an existing parking lot. The project proposed approximately 12,000 square feet of ground-floor retail, and 105 apartment units, along with a rooftop amenity deck. The applicant is not proposing any significant changes to the facade or other elevations of the building.
The purpose of this special use permit was to allow for the proposed residential use of this structure in an M (manufacturing) zoning district in which such uses are not permitted.
The Board moved to approve this item.
CD-SUP-2025-00035 requested approval of a Special Use Permit in an R-1.5 zoning district for the site located on the east side of Walnut Street, approximately 150 feet south of East 40th Street (4009 Walnut St) in the Southmoreland neighborhood, allowing for the expansion of an educational facility (St. Paul’s) with associated sports fields, gymnasium, and parking. Staff Planner Matthew Barnes along with the applicant, David Wood – Kaw Valley Engineering, Inc., presented this case before the Board.
This item was brought before the City Plan Commission on November 5th and was covered in that week’s edition of the blog.
The site contains an existing field that is used for recreational school-related activities. The applicants were seeking approval to improve the site for mostly the same uses, adding other elements, among them a pavilion and a gymnasium.
The Board moved to approve this item.
CD-SUP-2025-00037 requested approval of a special use permit for a temporary mobile medical unit not to exceed 1 year for the site located at the southeast corner of Harrison Street and Emanuel Cleaver II Boulevard near the Rockhill, Hyde Park, and Manheim Park neighborhoods. Staff Planner Larisa Chambi along with the applicant, Ariel Zedric – Planned Parenthood Great Plains, presented this case before the Board.
This item was brought before the City Plan Commission on November 5th and was covered in that week’s edition of the blog.
The Planned Parenthood at the site was recently hit by a vehicle, and the applicants were requesting permission to use their mobile medical unit in the parking lot of the facility while they secure permits to make repairs.
The Board moved to approve this item.
CD-SUP-2025-00038 requested approval of a renewal of a special use permit to allow a non-accessory parking lot in a DC-15 zoning district for the site located at 311 E 12th Street in the Downtown Loop. Staff Planner Genevieve Kohn-Smith along with the applicants, Douglas Stone and Craig Cooper, representing the property owner, Copaken Brooks, presented this case before the Commission.
This item was brought before the City Plan Commission on November 5th and was covered in that week’s edition of the blog.
Non-accessory parking refers to a parking facility which does not serve any other uses that require parking. In the downtown area, these non-accessory parking facilities require a special use permit. The parking facility on the subject site is existing, and approval of the special use permit would grant use of the property as parking for another five years.
This parking lot was formerly used for the now-demolished Board of Education building. The applicants reported the site may not remain parking indefinitely, but that while plans for new development are being made, it made financial sense to keep the parking structure.
Public testimony by Ms. Susan Morse was given in opposition of this item. She expressed concern over the concentration of illicit and criminal behavior present around many downtown parking lots.
Mr. Cooper, who manages the parking lot, spoke to the extent that such problems have occurred on the subject site. He reported primarily needing to respond to car break-ins, which have been an occasional occurrence over the years. The parking garage has hired security, is well-lit, and has license plate recognition, however access is not controlled by a gate.
Board Member Hays acknowledged the problem of vacant surface parking lots downtown, but recognized that the subject site is relatively active, has high visibility, and is low on the list of priorities for curbing crime in the area.
The Board moved to approve this item.
CD-BZA-2025-00142 requested approval of variances to the accessory structure setback requirements in an R-2.5 zoning district, for the site located at 6605 E 16th Terrace in the Blue Valley neighborhood. Staff Planner Connor Tomlin along with the applicant, Brianna Coffey – Shinnova Solar, on behalf of the property owners, Madison and Joshua Irwin, presented this case before the Board.
The aforementioned accessory structures were two existing pergolas located in the backyard of the subject site. The requested variances on this case included two which regarded the separation distance of these pergolas to the principal building, and one which regarded the separation distance between the two pergolas themselves.
The pergolas were built for installation of solar panels, and as such had heavy-duty footing which prevented them from being moved.
The Board moved to approve this item.
CD-SUP-2025-00036 requested approval of a major amendment to a special use permit for an addition to the existing Winnetonka High School for a performing art center located at the southeast corner of NE 48th Street and N Topping Avenue in the Maple Park and North Bennington neighborhoods. Staff Planner Larisa Chambi along with the applicant, Braden Taylor – MKEC Engineering, Inc., presented this case before the Board.
This item was brought before the City Plan Commission on November 5th and was covered in that week’s edition of the blog.
The proposed project included the construction of the performing arts center, re-striping of an existing parking lot, and reconfiguration of the circulation in said parking lot.
The Board moved to approve this item.
CD-BZA-2025-00151 requested approval of a deck encroaching in the side yard of a lot in an R-7.5 zoning district and located at 5811 N Jackson Dr in the Brookhill neighborhood in the Northland. Staff Planner Alec Gustafson along with applicant/property owner Mary Ann Smith, presented this case to the Board.
There exists on the subject site a legal nonconforming deck that wraps around the side yard to the backyard of the house. The applicant was proposing to reconstruct a new deck of similar size and shape.
The Board moved to approve this item.
CD-BZA-2025-00152 requested approval of a variance to the features allowed to encroach in required setbacks in a R-7.5 zoning district, plus any additional variances on about 0.24 acres generally located at 25 NW 90th Place near the Bridgepointe neighborhood in the Northland.
The Board moved to continue this item to December 10th without fee, at the request of the applicant.
CD-BZA-2025-00148 requested approval of a special exception for a fence greater than 4 feet in height (6 feet) within a UR zoning district and located at 2700 Cleveland Avenue in the South Roundtop and Washington Wheatley neighborhoods. Staff Planner Connor Tomlin, along with the applicants Nakai Northwood and Paul Osborne – McClure Engineering, representing the owner Greenwood 2021, presented this case before the Board.
The proposed fence would be constructed of metal and would allow transparency to view the property from the street. Mr. Northwood explained that the purpose for a greater height would be in the interest of security on the property, Greenwood Senior Apartments.
The Board moved to approve this item.
CD-BZA-2025-00150 requested an appeal of City Staff’s determination to require a Special Use Permit for the establishment of indoor warehousing for the site located at 4840 E 12th St near the Lykins neighborhood.
The Board moved to continue this item to December 10th with fee, ahead of the meeting, Wednesday.
CD-BZA-2025-00134 requested approval of a variance to the maximum size of incidental (wayfinding) signage in an M2-3 zoning district for the site located at 11200 N Congress Ave in the Northland.
This item was previously continued by the Board of Zoning adjustment on October 8th and was covered in that week’s edition of the blog.
The Board moved to dismiss this item, ahead of the meeting, Wednesday.
CD-SUP-2025-00034 requested approval of a special use permit to expand an existing motor vehicle repair use (Peak Performance) in a B3-2 zoning district for the site located at 8826 Wornall Road in the Valley View neighborhood. Staff Planner Genevieve Kohn-Smith along with the applicant, Mark Murdick – Sullivan Palmer Architects, presented this case before the Board.
This item was brought before the City Plan Commission on November 5th and was covered in that week’s edition of the blog.
Ms. Kohn-Smith explained that this addition is mainly to provide extra service bays and storage areas. The property owners have reported issues with crime at night, and were partially seeking this permit to address those issues.
The Board moved to approve this item.
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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