New Swope Park trails, an update on Vision Zero, and denser housing.
The following neighborhoods will be directly impacted by topics covered in this edition.
- Key Coalition
- Oak Park
- Ivanhoe
- Blue Hills
- Independence Plaza
- Martin City
- Westport
- Tiffany Springs
- Mission Lake
Transportation, Infrastructure, and Operations Committee
Tuesday, November 5th at 9am
The Transportation, Infrastructure, and Operations Committee (TIO) includes Vice Chair Melissa Robinson, Councilmember Johnathan Duncan, and Councilmember Lindsay French. Chairperson Kevin O’Neill and Councilmember Eric Bunch attended this meeting via Zoom.
Resolution 240973 approved a special contract between the city of Kansas City, Missouri, and Liberty, Missouri outlining a cost share plan for maintenance of a small section of North 104th Street. The city of Liberty has been slowly redesigning N 104th Street, which they own the majority of, but needs consent from KCMO to continue the project. Liberty has contracted with Transystems, a transportation planning firm, for the design of the road.
Councilman O’Neill told the committee of the poor condition of the road, which has led to several accidents. This section of N 104th Street leads to Liberty North High School, making the redesign even more crucial, according to O’Neill. Councilman Duncan questioned the Director of Public Works, Micheal Shaw, asking what the standard procedure was for maintenance of roads that border other municipalities. Shaw answered, saying that a cost sharing agreement was the usual method. The committee unanimously recommended approval of this resolution, which was passed by Council on Thursday.
Ordinance 240974 approved a construction contract with Infrastructure Solutions for replacement of water mains along Prospect Avenue. KC Water employees Jeff Martin and David Poirier presented this ordinance to the committee. This is phase two of the water main replacement project, requiring a comprehensive public engagement strategy, including a public meeting and notices via mail. Deputy Director Jeff Martin also summarized the department’s strategy for funding similar main replacement projects this year. According to Martin, several of the larger replacement projects will take up the entirety of the department’s funding for the year, pushing several projects onto next year’s budget.
Councilwoman Robinson questioned why projects in her district were not prioritized the same, especially because many of the census tracts within the district are considered environmental justice tracts. According to Martin, the city only incorporated environmental justice into their project consideration in the past two years, so the backlog of projects has not fully caught up to the new metrics. Many projects fully complete the design phase before they are considered for the project list, meaning some projects from years ago are ready to go while new, environmental justice, projects are not ready yet. The committee recommended approval of the ordinance, which was passed by City Council on Thursday.
Ordinance 240975 approved a $1.5 million federal grant for trail improvements within Swope Park. Parks and Recreation employee Lisa Treese presented this ordinance to the committee, giving a brief summary of the projects. The grant is coming from the Federal Highway Administration Transportation Alternatives Program (TAP), which funds multi-use trails across the country. In addition to the $1.5 million from TAP, the grant requires a $500,000 match from the city, totalling $2 million.
Councilman Duncan asks how the Parks Department decides which trails to fund. According to Treese, grant applications are submitted by a Mid-America Regional Planning Council (MARC) committee. That MARC committee decides which trails, throughout the metro, should be funded by federal grants. After the grant is awarded, the Missouri Department of Transportation grades the project, ensuring it is done to the standards set in the TAP grant. Councilwoman French thanked Treese and other staff for their work on the project. The committee recommended the ordinance for approval. On Thursday, the full City Council passed the ordinance.
Special presentation on a new strategy for alley maintenance. In response to Resolution 240311, the Public Works department prepared a presentation on possible strategies for maintenance and repaving of the city’s many alleyways. Public Works Transportation Director Jason Waldron presented with his team, including Garret Ross, and pedestrian infrastructure expert Uday Manepalli.
After conducting an extensive inventory of every alley in the city, the Public Works department found many different types. Every alley was unique, varying in width, length, number of utilities, obstacles, surface condition, mode of transport, and fire escapes. In total, the city contains a total of 97 miles of alley, mostly focused in district 3 and 4. Waldron outlined the expected cost to repave all of them, which was $300 million. Next, the department will categorize alleys into similar types and conditions of disrepair.
Councilman Duncan thanked Waldron for his extensive work on the project, and asked how the cost would be compared to the cost of normal street repaving. According to Waldron, normal repaving costs $20 per yard, while this would cost around $100 per yard. The main discrepancy comes from the difficult conditions and unique status of every alley. With many locations, it isn’t possible to fit normal equipment within the tight alleys. Currently, alleys are only repaired through PIAC requests, which the city gets about fifty to sixty a year for alleys specifically. Councilwoman French asks about the strategy for ongoing maintenance and utility access in alleys, including snow removal and trash pickup. Director Shaw answered, stating there was currently no plan to expand service to within these alleys.
Councilman Bunch, who represents the 4th district, wanted to remind staff that many alleys were more than just utility access, especially within his district. Bunch suggested that alleys not only be graded on their condition, but also the number of users they serve. Bunch reminded the committee that many of the problems with alleys currently were the results of bad decisions made by previous City Councils, saying “Our decisions have consequences”. Finally, Director Shaw suggested that the committee set aside money to hire a consultant for this inventory within next year’s budget.
TIO receives an update on the Vision Zero Program. Transportation Directory Jason Waldron presented again with Uday Manepalli and Bailey Waters. According to Manepalli, the main objectives of the program include safe roads, safe speeds, safe road users, post-crash care, and safe vehicles. The Vision Zero Program was originally adopted by the City Council in response to the 20% rise in traffic fatalities from 2010 to 2020. Although the program still lacks significant data on results, Manepalli showed that pedestrian and bicycle crashes have lessened in the past year. So far, the city has implemented traffic calming measures in over two hundred locations, added fifty pedestrian leading signals, and majorly improved several high injury networks. In the eight years prior to Vision Zero, the city recorded forty pedestrian and bicycles crashes. Since Vision Zero, there have only been two. Waldron stated his pride in the project so far, also saying that stakeholders have been very pleased.
Councilwoman Robinson was highly concerned with the concentration of high injury networks within impoverished areas, especially in her district. Robinson reminded the committee that the crash data represents structural racism at the municipal level. She also reminded staff that the dots in their crash data represent people who lost their lives, and they should be treated with respect. Finally, Robinson suggested that funding should be further prioritized for improving safety within the less fortunate neighborhoods. Councilmen Bunch echoed Robinson, reminding the chamber that investment in infrastructure can also ruin lives, as with the construction of Highway 71 in Kansas City’s recent past. In the closing comments, Councilman Duncan suggested that the $16 million going to renovate KCPD would save many more lives if invested into Vision Zero instead. Download the Public Works department’s full presentation on Vision Zero.
Finance, Governance, and Public Safety Committee
Tuesday, November 5th at 10:30am
The Fiance, Governance, and Public Safety Committee (FGPS) includes Chairperson Andrea Bough, Mayor Quinton Lucas, Councilmember Crispin Rea, Councilmember Darrell Curls, and Councilmember Wes Rodgers.
Ordinance 240905 approves a contract with True North, for the establishment of a hotel next to Bally’s Casino. Brian Rabineau, with PortKC, and Jerry Riffel, representing the casino, presented this contract to the city, outlining its advantages. Rabineau put the full support of PortKC behind the hotel, which will bring more activity to the riverfront. According to Riffel, the contract presented no downside to the city, and would bring in an extra $20 million to the city in rent each year.
Mayor Lucas stated his concern with entering into long leases, such as this contract, which wouldn’t give new councils the opportunity to renegotiate their contracts. Despite this, the committee recommended approval of the ordinance, which was passed by City Council on Thursday.
Resolution 240924 directs the City Manager’s office to conduct a study and develop a program for homeownership assistance, and to report to the committee in 180 days with their results. This resolution was presented by its sponsor, Councilwoman Lindsay French. French wants the program to provide down payment assistance to people 80% below the Area Median Income (AMI). French further explained that the biggest barrier to homeownership was the upfront cost of a down payment. This resolution would expand the existing program, which benefits city employees, to the whole city.
Mayor Lucas stated his initial concern with supporting the resolution, which he thought “presupposes the outcome of the ordinance”. Lucas wanted to support a study of a homeownership assistance program, but didn’t yet know if he could support the program itself, at least without the study. Lucas wanted to further clarify in the resolution whether it encouraged the study of a program, or the foundation of the program itself, before voting to approve it.
Mayor Lucas then explained his hesitancy to support a broad, citywide homeownership assistance program, which he felt would go against the city’s growth goals within specific neighborhoods. Lucas further stated that providing valuable funding to a program where the city had relatively little control was dangerous. Lucas reminded the committee of the negative public reaction to programs at the 80% AMI level in the past, suggesting that the city should instead look to support those who haven’t always had a path to homeownership. After further amendments to the resolution, the committee recommended approval. On Thursday, the City Council passed the resolution.
Neighborhood Planning and Development Committee
Tuesday, November 5th at 1:30pm
The Neighborhood Planning and Development Committee (NPD) includes Vice Chair Eric Bunch and Councilmember Nathan Willett, and Councilmember Melissa Patterson Hazley. Chairperson Ryana Parks-Shaw attended via Zoom.
Ordinance 240964 was placed on the committee’s consent agenda and was therefore recommended for approval with little conversation in the chamber. The City Council passed this resolution on Thursday.
Resolution 240969 approved the appointment of Gail Worth to the Community Martin City Improvement district. The committee recommended approval of this ordinance with little discussion. The City Council passed this resolution on Thursday.
Ordinance 240970 approved the vacation of a section of Archibald Ave, within the Westport neighborhood. This case has been covered in a previous edition of This Week at City Hall. City Planner Mattew Barnes presented this ordinance with applicants Patrica Jensen and Joe Swellanburg. This section of Archibald Ave appears to exist within the parking lot of the strip mall at 905 Westport Rd. The NPD committee recommended approval of this ordinance, which was upheld by the council on Thursday.
Ordinance 240976 and Ordinance 240977 approved the rezoning of a small lot within the Westside neighborhood. This case has been covered in a previous edition of This Week at City Hall. Applicants Carmen Lopez and Sam Deyound presented their plan to the committee. By rezoning the site, the applicant hoped to build a small, twelve unit apartment building, using one handicapped space and street parking. Mayor Pro Tem Parks-Shaw asked about the public response to the project, and learned that there was more support than opposition to the development. The committee unanimously recommended approval of the ordinances, which were both passed on Thursday.
Ordinance 240982 approved an amendment to a previously approved development plan for a residential apartment building in the Plaza neighborhood. This case has been covered in a previous edition of This Week at City Hall. City Planner Ahnna Nanoski presented this case to the committee, recounting the long history of the plans. While the developers have amended plans for this building to add floors several times, Nanoski showed how the building would still fit within the recommendations of the Midtown/Plaza Area Plan, hence why staff supported the project. The committee unanimously passed this ordinance, which was upheld by the City Council on Thursday.
City Planning Commission
Wednesday, November 7th at 9am
The City Planning Commission (CPC) was attended this week by Chairperson Coby Crowl, Commissioner Matt Hasek, and Commissioner Sean Arkin. Commissioner Tyler Enders and Commissioner Forestine Beasley attended this meeting via Zoom.
CD-CPC-2024-00118 approved a development for a commercial development at 6698 Old Tiffany Springs Road, within the Tiffany Springs neighborhood. City planner Matthew Barnes presented this case to the commission with Applicant Chris Mattix. The planned development will be called Skyview Crossing, but this specific plan only lays out the landscaping, design guidelines, and site circulation. Further site development will be approved administratively through the planning department. The neighborhood surrounding the development submitted several concerns about the types of businesses planned for the site.
Barnes reminded the commission that uses such as gas stations would be subject to the newly adopted guidelines, and would require approval from the surrounding neighborhood. Mattix echoed Barnes’ comments, reminding the neighborhoods that it was a preliminary development plan, with no uses planned yet. During public testimony, the president of the nearby HomeOwners Association (HOA) spoke to the commission and summarized his submitted letter. The commission recommended approval of the case.
CD-SUP-2024-00032 requested the reapproval of a Special Use Permit (SUP) for True Value Motors, located at 2920 Prospect Ave., within the Key Coalition neighborhood. This SUP was previously approved in 2019, but needs reapproval to continue equipment sales. City planner Olofu Agbaji presented this case to the commission with owner Robert Lewis, detailing how True Value Motors did all the required public engagement. The commission unanimously agreed to recommend approval of the SUP.
CD-SUP-2024-00035 and CD-SUP-2024-00034 approved a Special Use Permit (SUP) for a mechanic shop at 3108 E 9th St, within the Independence Plaza neighborhood, to allow vehicles repairs and maintenance. City planner Alec Gustafson presented this case, detailed its history. When originally approved in 2019, several conditions were given to the case, including repair of the sidewalks, fence replacement, and a limit to the size of vehicles on sight. According to Gustafson, several of these conditions have not been met. The new plans incorporate all the previously unmet conditions, but leaves out several existing gates and dumpsters.
Commissioner Arkin questioned why staff recommended approving the SUP given that the applicant did not comply with previous conditions from 2019. Gustafson responded, saying that there were extra precautions this time, including a condition that revoked the SUP entirely if the conditions were not met in two years.
Applicant George Zelle and owner Jason Lopez attended the meeting on their behalf. According to Zelle, Lopez did not comply with the previous conditions due to hardship following the Covid pandemic, which “tanked” his business. Zelle also stated that the business had the support of the Independence Plaza Neighborhood Association. The commission recommended to approve the cases.
CD-ROW-2024-00024 approved the vacation of North Winchester Avenue, near Worlds of Fun and within the city’s Northland. City planner Mattew Barnes presented this case with applicant Jacob Hodson from Olson, representing Midway Ford. Midway Ford owns property adjacent to this right-of-way, and plans to use the land to expand their development plan. The commission recommended approval of this case.
CD-CPC-2024-00133 and CD-CPC-2024-00134 approved the rezoning of 11515 Holmes Road, within the Mission Lake neighborhood, to Master Plan Development, which facilitates 39 building development plans. This plan contains a variety of building types, including single family, two unit, and four unit residential homes. The plan includes private alleys, which keep the garages and parking lots behind the units, two detention ponds which already exist on site, and the entire development will contain a buffer between the surrounding neighborhoods.
Applicants Patrick Joyce and Al Atha gave their presentation after city planner Larisi Chambi gave the staff presentation to the commission. Construction is planned to happen in three phases, reflecting the phased nature of the housing styles. Many of the development’s peculiarities exist due to site constraints, including the requested lack of gutters and curbs, which is due to the lack of right-of-way on the southern half of the site, according to Joyce. Atha stated that the goal was to create a town-home style development, which is consistent across the four-plex, two-plex, and single family homes.
Several commissioners raised important questions about the development, such as the lack of curbs and gutters, the floor plans, and mobility within the alleys. Commissioner Enders thanked the applicants for the project, stating his support for it. The commission also welcomed Travis Kiefer, Deputy Director of the water services, who informed the commission that he could not support the project, given the lack of curbs and gutters.
During public testimony, neighbor Doug Wyatt informed the commission of his concerns with the density being added. Wyatt requested that the four-plexes be made into single-family homes, to provide buffering to his neighborhood. Peggy Calhoun also opposed the development, as well as the waiver of curbs and gutters. Calhoun also wanted speed bumps added to the development, which require curbs and gutters. Paola Capra was another neighbor that opposed the development, who specifically didn’t appreciate the landscaping. Several other neighbors testified, all with similar concerns.
Most commissioners appreciated the density being added by this development, and all appreciated the questions and answers they had received so far. The commission voted to recommend approval of that case, after adding conditions that the developers receive approval from all city departments on the waivers, adding landscaping, and adding pet disposal locations throughout the development.
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.
Leave a Reply