Affordable housing for the westside, preparations for the upcoming election, and a new park along Brush Creek
- Martin City
- Westside
- West Plaza
- Old Westport
- Leeds
- Jefferson Highlands
City Planning Commission
Wednesday, October 16th at 9am
The City Planning Commission (CPC) was attended this week by Chairperson Coby Crowl, Commissioner Tyler Enders, Commissioner Matt Hasek, Commissioner Sean Arkin, Commissioner Betsy Lynch, and Commissioner Forestine Beasley.
CLD-FnPlat- 2024-00020 approved the creation of a single-family subdivision containing 32 lots, at 8712 N Indiana Ave, within the Northland. This case was reviewed by city planner Justin Smith.
CD-CPC-2024-00129 approved a final plan for a Porsche dealership at 13871 Madison Ave, within the Martin City neighborhood. This case was reviewed by city planner Matthew Barnes.
The previous two cases were placed on the City Planning Commission’s consent agenda, and were therefore approved with little discussion from staff of commissioners.
CD-CPC-2024-00089 requested the approval of a final plan for a property along the Berkley Riverfront. This specific plan includes the approval of two mixed-use buildings, but will contribute to the riverfront’s total 430 residential units and 53,000 square feet of retail space. City planner Andy Clarke reviewed this case.
After the addition of a last minute condition, the commission unanimously recommended approval of this case.
CD-CPC-2024-00127 approved an amendment to the zoning code, particularly the section on the Parkland dedication fee. Lead planner from the Parks department Ricky Sanchez and Grant Lang with Shocky Consulting presented this amendment to the commission.
This section of the zoning code requires the dedication or donation of private land to the Parks Department when developing in Kansas City. This dedication makes the network of parkways and boulevards, as well as the creation of new parks, possible in the city. If developers don’t wish to directly dedicate this land, they have the option to provide public space as a part of their private development, or to pay a fee to the city with no land dedication.
Today, the fee is calculated by multiplying the number of resident units by housing type by the number of acres per person. This number is then multiplied by the Park Rate, which determines the final fee required. This update to the code increases the time period in which the Park Rate is determined from the previous five years to the previous ten. Lang stated that this allowed the Parks department more flexibility in managing projects. The amendment also caps the rate’s increase to five percent per year, to provide some relief to developers.
(# of Units) x (Housing Type) x (Acres per Person) = Acres Required x (Park Rate)
The final update extended the radius in which dedication fees can be used. Today, when a developer pays a parks dedication fee to the city, the Parks department can only use that money in a one mile radius surrounding the initial development. This update would extend that to three miles surrounding the initial development. There was some discussion amongst the commissioners as to whether the three miles was enough, or if it should be extended further.
During public testimony, Patrica Jensen testified on behalf of developers in Kansas City. Jensen seemed to generally disagree with the dedication fee on principle, as she felt it was too high and an obstacle for developers. To allow for an additional meeting with the development community, the Planning department requested a continuance on the amendments.
CD-CPC-2024-00116 requested the de-annexation or detachment of 5913 NW 77th Street from the limits of Kansas City, Missouri. The property will then be annexed into the city of Platte Woods, MO. This case was reviewed and presented by city planner Olofu Agbaji, due to its irregular nature.
During his presentation, Agbaji summarized the history of annexation within the city. Agbaji noted that there was no official annexation policy within the zoning code. Agbaji used the state statutes and an old law department memo to conduct his review of the case.
John Rowe represented the applicant during his portion of the meeting, saying that Keith Sargent (the property owner) was requesting this case so that his home and adjacent property would be within the same city. John Medley, mayor of Platte Woods, also attended the meeting in support of Sargent. Rowe gave an extensive history of the site, including why it was uniquely situated within the boundaries of Kansas City, while being surrounded by Platte Woods. The site was previously planned to be a swimming pool for a future subdivision, but when plans fell through, it was sold to Sargent’s mother. Rowe also summarized the original confusion that led to Sargent filing a building permit with the wrong city, Platte Woods instead of Kansas City.
During public testimony, several residents from the surrounding HOA asked the CPC not to approve this case. The residents were unhappy with the activity happening on Sargent’s property, and wanted the city to recommend denial of that case, even though they weren’t opposed to the garage being built.
Generally, the commissioners were confused why de-annexation was the process chosen by Sarget, as his plans would be allowed within Kansas City and Platte Woods. Several other commissioners disagreed, believing this case would only simplify matters in the future. Eventually, the commission voted to recommend approval of the case.
CD-CPC-2024-00130 and CD-CPC-2024-00106 proposed a multi-use development at 9400 N. Ambassador Dr., within the Northland. According to city planner Andy Clarke, this development will include uses such as entertainment venues and restaurants, all of which facilitate the surrounding developments.
This plan doesn’t contain any specific developments, instead only marking out land for 4 future commercial uses. City staff required the applicants to come before the CPC again when they find uses for the empty lots. Clarke mentioned that staff were in the process of writing an amendment to the zoning code to further regulate self-storage uses, a potential use of the site at 9400 Ambassador Dr. Matt Kist, developer for the project, presented the project to the commission.
Commissioner Enders stated his concern about potential self-storage on the site, and proposed adding a condition to limit the percentage of self-storage allowable. The commission agreed, recommending approval for the case.
CD-CPC-2024-00120 requested an amendment to an already approved development plan for 4615 Roanoke Parkway, within the West Plaza neighborhood. This amendment proposed to add an additional floor to the planned multi-unit apartment complex. City planner Ahnna Nanoski presented this case to the CPC on Wednesday.
During Nanoski’s presentation, she noted how the development plan has been amended several times, each with the addition of a new floor to the building. Staff recommended approval of this case, despite its many amendments, because, while it was in conflict with the Plaza area plan, it fits within the identified goal of creating a ‘bowl like’ effect, with the main shopping district being the lowest point, and buildings getting progressively higher.
The applicant’s attorney, Douglas Stone, began the applicant’s presentation. Stone argued that this was a minor change because the height was technically allowed within the current zoning, even though it conflicted with the area plan.
Commissioner Enders, Hasek, and Arkin all had concerns and questions about the building’s height and materiality. They were worried that this building wouldn’t fit into the established context of the Plaza, particularly with the many windows used in the facade. After some further clarification about whether the site was truly a part of the Plaza bowl overlay, the commission voted to recommend approval of the case.
CD-ROW-2024-00026 approved the vacation of right-of-way at 905 Westport Rd, within the Old Westport neighborhood. This piece of land currently serves as parking for several surrounding developments, with several utility connections. City planner Matthew Barnes reviewed and presented this case to the CPC on Wednesday. The commission unanimously recommended approval of this case.
CD-ROW-2024-00020 and CD-ROW-2024-00021 approved the vacation of public-right-of-way at 5819 E 32nd St, within the Leeds neighborhood. The right-of-way is currently an unpaved street with no utility connections surrounded by vacant lots. Applicant Kent Shafer filed this case to facilitate the development of the surrounding area for industrial uses. City planner Justin Smith prepared and presented this case on Wednesday. The City Planning Commission unanimously recommended approval of both these cases.
CD-ROW-2024-00014 approved vacation of public right-of-way at 7800 N Oak Trafficway within the Jefferson Highlands neighborhood. This right-of-way is also unimproved with no pavement or utility connections. Applicant Jed Baughman, from Northpoint Development, is proposing this vacation to allow for future residential development on site, which will contain right-of-way with different orientation and alignment. City planner Justin Smith also reviewed and presented this case.
If vacated, the applicant would develop the residential lots surrounding the right-of-way, and then rededicate land back to the city for public streets, in an orientation that fits the site. The CPC unanimously recommended approval of this case.
CD-SUP-2024-00029 approved a Special Use Permit (SUP) to allow a hotel at 804 W 48th St, within the West Plaza neighborhood. This permit, requested by applicant Heather Caster, will allow the historic structure to be reused as a hotel. City planner Ahnna Nanoski prepared and presented this case.
The Casters told the commission about their current use of the site as a thirty day rental for corporate sponsors. The Casters hope to use this SUP to fill in the many vacancies within the building and contribute to the building’s revenue. The Casters value the historic nature of this site, but with many developers looking to use the property for new buildings, they are worried they will be forced to take an offer for the building. By generating more revenue in the building, the Casters secure the site and cement it into the character of the Plaza.
Commissioner Padilla questioned how this designation would be different from a normal AirBnB, as the couple use AirBnB as an advertising platform for the building. The Casters testified that while they wouldn’t have staff on site like a normal hotel, the layout of the building made it more than just a fancy AirBnB. Commissioner Padilla and Arkin further questioned why city staff made the recommendation to approve the case when it seemed like the Casters were just using the designation to get around AirBnB laws within Kansas City. Commissioner Enders disagreed, stating his belief that the spirit of KC’s new AirBnb regulations was in protecting historic neighborhoods, something that would be jeopardized if the commission didn’t approve this SUP. After talking out their concerns, the CPC recommended approval of this case.
CD-CPC-2024-00117 requested a rezoning from B3-3 (Commercial) to M1-2 (Manufacturing) at 11530 NW Prairie View Road, within the Northland. The case was prepared by city planner Larisa Chambi and filed by applicant Neel Patel, who is interested in the auto-oriented uses allowed in the M1-2 districts. Patel informed the commission that he was only interested in using the site for storage, and not to build any high intensity manufacturing uses. The commission voted to recommend approval of this case.
CD-CPC-2024-00131 and CD-CPC-2024-00119 approved a rezoning request for 1004 18th St, within the Westside neighborhood, from R-2.5 to R-1.5, which are residential zoning districts. Generally, R-1.5 allows for greater density and more uses than R-2.5. City planner Justin Smith reviewed and presented this case with applicant Samuel De Jong from BNIM. De Jong requested to rezone the property to allow them to construct a multi-unit apartment building without a Special Use Permit (SUP). Smith handed the commissioners letters he received from residents shortly before the meeting on Wednesday.
After Smith’s presentation, both De Jong and Westside Housing president Carmen Lopez Murgill gave a presentation about Westside Housing and their project specifically. Westside Housing generally provides relief to residents of KC unable to pay for necessary repairs and upgrades to their homes. Westside Housing has a history of assisting over 300 families with various housing issues. De Jong presented the specific design of the planned building, which will use Kansas City’s infill ordinance to maximize square footage and minimize parking.
During public testimony, Joseph Aker spoke to the commission on behalf of several residents of the neighborhood. Aker’s concerns were primarily about density and parking associated with the building. Aker opposed the high density of the site, wishing instead that it would be put on the market for single family homeowners. Aker testified to the state of street parking on site, saying that it would be impossible to fit the sixteen potential cars associated with this eight unit development on the street.
Whilst speaking amongst themselves, the commissioners debated the best way to appease the neighborhood’s concerns. Commissioner Enders wished to condition approval of the case on a parking agreement between the applicants and nearby apartment buildings, which would alleviate some residents’ concerns. After staff informed the commission that in order to build the planned building, even with the approval of the rezoning, the applicants would have to reapply with the city, Commissioner Arkin and Padilla stated their approval of the case. Additionally, they mentioned their support for the Westside Housing organization and their faith in their ability to uphold their promises. The commission unanimously approved the case.
Kansas City Board of Elections Commissioners
Thursday, October 17th at 12pm
The KC Board of Elections Commission meeting was attended this week by Director Lauri Ealom, Commissioner Sally Miller, Commissioner Sharon Buie, Commissioner Ralph Munyan, Commissioner Shawn Kieffer, Commissioner Charles Renner, and Commissioner David Raymond.
The Board of Elections Commissioners meeting began with approval of last meeting’s minutes, and a financial report from the finance director Shawn Kieffer. To date, the commission has spent 60% of their yearly budget. Kieffer is currently in the process of negotiating next year’s budget with the county. Once approved, the City of Kansas City is required, by state law, to match the dollar amount that the county gives to the commission. The Commission ended talk of financials by approving their new budget.
Next was the Directors report, given by Director Lauri Ealom. Ealom recounted her recent meeting with the Health and Safety Committee, who questioned her about voter fraud in Kansas City. Ealom informed them that it was an issue they took very seriously, but in the last 37 years, they have had a total of five cases. Ealom updated the commission on the registration numbers, which include 196,000 registered, active voters, and 33,661 who are considered inactive. There has also been an influx in registration of overseas and military voters in this election cycle. Ealom reminded the commission that no-excuse, absentee voting for the election starts next Tuesday, October 22nd. The commission has additionally been ramping up their hiring process, with 450 election workers trained and 750 more to go before November 5th. After the Directors report and brief discussion of old and new business, the Board of Election Commissioners meeting adjourned.
Brush Creek Corridor Improvements
Thursday, October 17th at 5:30pm
This meeting included an open-house presentation from Olsson Studio and Confluence on two separate projects along Brush Creek. Confluence is currently designing a park between Brush Creek and Emanuel Cleaver II Blvd, between Prospect and Cleveland Avenue. Olsson is working on a pedestrian bridge crossing brush creek, near MLK Park and Woodland Avenue.
Two ideas for a community park. The funding for the Brush Creek park originally came from a four million dollar federal grant, but now includes a one million dollar local match. The original application included community gardens and a skate park. Confluence has already conducted one open house, a pop-up event, and an online survey to help gauge the community’s opinions on the park. Thursday’s open house included an additional survey where the community had the option to choose which park they liked more.
Planned Pedestrian Bridge will improve Brush Creek connectivity. Olsson studio began planning the Martin Luther King Jr. Pedestrian Bridge in 2022, when Congressmen Cleaver secured a $2.8 million dollar federal grant to improve the corridor. Olsson worked through five different concepts, eventually using community input to decide on a single design. The project uses a prefabricated bridge to reduce cost and project completion time. Olsson Studio also plans to coordinate the bridge with efforts to add a pedestrian signal on Emanuel Cleaver II Blvd.
Concept Plan 1 and 2 for the Brush Creek Park
Final Design for MLK Pedestrian Bridge
Author’s Bio
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