This Week at City Hall (Sept 29 – Oct 3, 2025)

A code amendment for Large-Format Uses, recision of Housing Trust Fund money for the Allenwood project in Oak Park, and a special use permit for an historic short-term rental in Scarritt.

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Neighborhood Planning and Development Committee

Tuesday, September 30th 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 250794 requested to approve a Final Plat in a MPD zoning district located at the southwest corner of North Winan Rd and Highway 92 in the Northland, allowing for the creation of 2 lots for an industrial development to be known as KCI 29 Logistics Park.

This case was brought before the City Plan Commission on August 20th as CLD-FnPlat-2025-00025 and was covered in that week’s edition of the blog.

This case was held for two weeks, ahead of Tuesday’s meeting.

Ordinance 250796 requested approval of a Final Plat in a B4-3 zoning district located 600 feet north of the intersection of NW 64th St and N Chatham Ave in the Northland, creating two lots and two tracts for a self storage facility.

This case was brought before the City Plan Commission on August 20th as CLD-FnPlat-2025-00023 and was covered in that week’s edition of the blog.

This case was on the Committee’s consent agenda and was recommended for approval with little deliberation.

Ordinance 250822 requested approval of a Final Plat in an area zoned R-7.5 located at the terminus of North Belleview Ave northeast of Northwest 95th Terrace in the Northland, to allow for the creation of 52 lots and 3 tracts for the purposes of a single-unit residential development to be known as Fountain Hills.

This case was brought before the City Plan Commission on August 20th as CLD-FnPlat-2024-00039 and was covered in that week’s edition of the blog.

This case was on the Committee’s consent agenda and was recommended for approval with little deliberation.

Ordinance 250823 requested approval of a Final Plat in a B3-3 zoning district located at the southwest corner of North Ambassador Dr and Northwest Old Tiffany Springs Rd in Tiffany Springs in the Northland, creating one lot and two tracts for a residential apartment development to be known as Tiffany Square Apartments.

This case was brought before the City Plan Commission on August 20th as CLD-FnPlat-2025-00019 and was covered in that week’s edition of the blog.

This case was on the Committee’s consent agenda and was recommended for approval with little deliberation.

Ordinance 250824 requested acceptance and approval of a grant amendment from the Missouri Department of Health and Senior Services for COVID-19 and adult vaccination capacity. Tim Gridley, Division Manager for Communicable Disease and Public Health Preparedness, presented this ordinance to the Committee.

The Committee moved to recommend approval of this ordinance with little deliberation.

Ordinance 250826 requested acceptance and approval of a $1,500,000 grant award with the Missouri Department of Health and Senior Services that provides funding for the Epidemiology & Laboratory Capacity Enhancing Detection Expansion Reinstatement. Tim Gridley, Division Manager for Communicable Disease and Public Health Preparedness, presented this ordinance to the Committee.

The Committee moved to recommend approval of this ordinance with little deliberation.

Ordinance 250834 requested approval of several items to allow for the development of a single-family and duplex subdivision to be known as the Bungalows at Maple Woods, on about 14.3 acres of land, located at the northwest corner of NE Barry Rd and N Prospect Ave in the Northland. In order, each case requested the following:

• Approval to rezone the site area from R-80 and R-0.5 to R-1.5.
• Approval of the development plan for the site area.

This case was brought before the City Plan Commission on August 20th as CD-CPC-2025-00080 & CD-CPC-2025-00082 and was covered in that week’s edition of the blog.

This ordinance was continued to October 14th ahead of Tuesday’s meeting.

Ordinance 250836 requested approval of a major amendment to a previously approved MPD (Master Planned Development) for Lots 3 and 4 on the site at 9790 and 9806 N Oak Tfwy in the Northland. Staff Planner Genevieve Kohn-Smith presented this ordinance to the Committee.

This case was brought before the City Plan Commission on August 20th as CD-CPC-2025-00099 and was covered in that week’s edition of the blog.

Ms. Kohn-Smith explained that this amendment, concerning two of the five lots on the site, would allow for the construction of an auto-repair shop (Les Schwab Tires) on lot 3, and any land uses allowed in B1 on lot 4. 

The Committee moved to recommend approval of this ordinance with little deliberation.

Ordinance 250837 requested acceptance and approval of a $49,000 grant award from the Missouri Department of Conservation, through a cooperative agreement, to educate about native plants by providing training for both Community Engagement Officers and the general public and increase the number of Missouri native plants within the Kansas City landscape by providing residents with native plants and landscape consultations. Chief Environmental Officer Jensen Adams and Natural Systems Coordinator Stephanie Dresen presented this ordinance to the Committee.

These funds are largely to be used in education outreach when code amendments for landscaping are under review. 

The Committee moved to recommend approval of this ordinance with little deliberation.

Ordinance 250492 requested to accept the recommendation of the Housing Trust Fund Advisory Board to rescind the $225,260.00 award previously allocated to Allenwood Properties, LLC for 2809, 2811, 2815 E. Linwood Blvd near the Santa Fe, Ivanhoe, Oak Park, and Key Coalition neighborhoods. Mary Owens, from the Kansas City Department of Housing, presented this ordinance to the Committee.

This ordinance was brought before the NPD on June 24th and was covered in that week’s edition of the blog.

This ordinance was previously continued for 90 days to give the applicant time to work on the project. The Housing Trust Fund Board reported that the applicants had exceeded the allowed twelve months to finalize contracts, as they were unable to secure the full financing needed to move forward with contracting. The Housing Trust Fund Advisory Board had granted extensions in September 2024 and again in January 2025, but the project ultimately did not proceed. As a result, the Board was recommending to rescind the awarded funds and return them to the unappropriated Housing Trust Fund balance.

Adonica Worley, the developer for the project, provided details on why contracts had not yet been secured. Early delays had come from pursuing historic tax credits, which were unsuccessful. Liberty Bank, who the developers are managing their financing through, still has the project’s paperwork under review. Ms. Worley also reported that she is in talks with a private investor for this project, and that LISC is also examining it as a possible joint venture. 

Mayor Pro Tem Parks-Shaw responded sympathetically, but explained that she would still be supporting the recommendation of the Housing Trust Fund Board, as there are several other projects that require funds. She advised Ms. Worley to return and reapply for Housing Trust Fund support when her capital stack was more secure. 

The Committee moved to recommend approval of this ordinance.

Ordinance 250560 and Ordinance 250714 requested approval to rezone the site located at the southeast corner of NW Barry Rd and Interstate 29 in the Northland from AG-R and B3-3 to only B3-3 and approval of a related development plan to allow for the construction of a car wash. Staff Planner Matthew Barnes presented this ordinance to the Committee.

This case was brought before the City Plan Commission on July 2nd as CD-CPC-2025-00066 & CD-CPC-2025-00070.

Ordinance 250714, concerning the associated development plan, was continued off-docket, ahead of Tuesday’s meeting. Ordinance 250560, concerning the rezoning, was heard.

The site is split-zoned, meaning it contains two zoning designations, AG-R (agricultural/residential) and B3-3 (commercial). City Staff explained that this reflected the land use before it was developed. Whether the proposed development of a car wash were to happen, they explained, rezoning should occur to bring the site into compliance. 

The Committee moved to recommend approval of this ordinance.

Ordinance 250804 requested approval to rezone the site located at 3200 and 3201 Troost Ave in the Hyde Park and Center City neighborhoods from B4-5 and B3-2 to MPD, and approval of an associated development plan to allow for the construction of a multi-unit apartment building on each site. Staff Planner Ahnna Nanoski presented this ordinance to the Committee.

This ordinance was brought before the City Plan Commission as CD-CPC-2025-00075 on August 20th and was covered in that week’s edition of the blog.

Ms. Nanoski explained that this project is in high alignment with the KC Spirit Playbook Comprehensive Plan, as it provides affordable housing on an infill site that would otherwise be vacant land. The plans also accommodate for “safe, efficient, and convenient non-motorized travel opportunities” (88-516-05-D), particularly by the buildings’ proximity to the Troost MAX bus line, which sees some of the highest ridership in the City. 

The Committee moved to recommend approval of this ordinance.

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City Plan Commission

Wednesday, October 1st at 9am

The City Plan Commission was attended this week by Chairman Coby Crowl and Commissioners Sean Arkin, Forestine Beasley, Tyler Enders, Todd Forbes, Luis Padilla. 

CLD-FnPlat-2023-00033 requested approval of a Final Plat in a R-7.5 zoning district located at the northwest corner of NE 104th St and N Hawthorne Ave within the Creekside Development and near the Amber Meadows/Amber Lakes neighborhoods in the Northland, allowing for the creation of 28 residential lots and 2 tracts.

This case was on the Commission’s consent agenda and was recommended for approval with little deliberation.

CLD-FnPlat-2025-00001 requested approval of a Final Plat in a UR zoning district located on the blocks bounded by Union Ave, Santa Fe St, St Louis Ave, Union Pacific Rail Road Right of Way, and Mulberry St in the West Bottoms neighborhood, allowing for the creation of 4 lots for a mixed-use community development.

This case was on the Commission’s consent agenda and was recommended for approval with little deliberation.

CD-CPC-2025-00087 requested approval of an MPD final plan for a Popeye’s drive-through restaurant at 9820 N Oak Tfwy near the New Mark neighborhood in the Northland.

This case was on the Commission’s consent agenda and was recommended for approval with little deliberation.

CD-CPC-2025-00125 requested approval of an MPD Final Plan to allow for a residential development with 39 buildings and a total of 174 units located at the southeast corner of Holmes Rd and E 115th St near the Red Bridge neighborhood.

This case was on the Commission’s consent agenda and was recommended for approval with little deliberation.

CD-CPC-2025-00078 requested approval of amendments to Chapter 88, the Zoning and Development Code, by amending the use tables in Sections 88-120, 88-130, and 88-140, adding Section 88-353 to establish standards for Large Format Uses and adding Section 88-339 to establish applicable standards for Data Centers, and amending Section 88-800 to establish definitions for the proposed amendments to the Zoning and Development Code. Staff Planner Jennifer Reinhardt and Brian Jackson – Wilson and Co., presented this case to the Commission.

Ms. Reinhardt explained that while the KC Spirit Comprehensive Plan addresses Large Format Uses, the City’s Zoning and Development Code does not. She went on to inform the Commission that these code amendments would set definitions and standards when a developer wants to build a Large Format Use. These include requirement of a traffic impact study as well as prohibition of odors, dust, vibration, noise, spillover light, or other external impacts that are detectable beyond the property lines of a subject site.

There was also proposed a series of acceptable design standards for these sorts of structures when they are located within 100 ft of an R or D zoning district.

Additionally, this amendment would separate Data Centers as their own use under 88-805. Instead of being part of “Communications Service Establishments” (88-805-04-G), Data Centers would be given their own designation under 88-805-05-H. They would be defined as “A building dedicated to the storage, management, processing, and/or transmission of digital data, including support equipment related to digital data operations.”

Aaron Schmidt of Hunt Midwest gave public testimony in opposition to this ordinance. He reported that his team had worked previously with Ms. Reinhardt and the Planning Department on the language in this code amendment. It was his opinion that the ordinance still needed time to be revised, and he expressed worry that it may inhibit the City’s business community’s ability to attract investors. 

Jim McClure, representing several developers in Kansas City, also gave public testimony in opposition of the ordinance, on their behalf. He echoed Mr. Schmidt’s points. He also pointed out that the new ordinance would remove Data Centers from the list of approved uses for R-80 zoning districts, but that other uses like mines or large radio towers would still be allowed.  

The Commission moved to continue this case to November 5th. 

CD-SUP-2025-00029 requested approval of a Special Use Permit for an Express Stop Gas Station in an M1-5 zoning district located at 6401 E US 40 Hwy in the Blue Valley neighborhood. Staff Planner Alec Gustafson and the applicant, Mark Murdick – Sullivan Palmer Architects, Helen Turley, and Eddie Muslet, the property owner , presented this case to the Commission.

The Express Stop on the subject property is already built. The applicant had previously received approval of a project plan for the site in 2019 (CD-CPC-2019-00156) and had begun construction. However, development stalled, and the applicant now needed a special use permit to approve the completion of the project. Mr. Gustafson also explained that some of the development had been constructed across property lines encroaching on City-owned land, and that City Staff were requiring all development across those lines to be demolished and reconstructed according to the latest submitted site plans.

Mr. Murdick also explained that stagnation of construction had occurred as a result of MODOT construction along the gas station’s adjacent right-of-way. This incurred several reviews, and slowed the building process.

The Commission moved to recommend approval of this case.

CD-ROW-2025-00023 requested approval of a vacation of an alley in zoning districts R-0.5, B1-1, and M1-5, measuring about 6,000 square feet, and located 150 feet east of Lydia Ave between E 10th st and E 11th St in the Paseo West neighborhood. 

The Commission moved to continue this case at the request of the applicant to November 5th with fee.

CD-CPC-2025-00133 requested approval of a major amendment to an approved UR plan, to allow for outdoor storage on a site located on Corporate Dr, just north of the intersection with N Cambridge Ave at 6830 Corporate Dr in the Riverfront Industrial Area. Staff Planner Larisa Chambi and the applicant, Jacob Schweikert – GBA, presented this case to the Commission.

Black & McDonald, an electrical contractor company, is the owner of the property, and the proposed outdoor storage would be used for electrical equipment such as light and power poles.

The Commission moved to recommend approval of this case.

CD-SUP-2025-00023 requested approval of a Special Use Permit (SUP) to reuse a historic structure as a lodging house (STR) and micro-event space located at 511 Gladstone Blvd in the Scarritt Renaissance neighborhood. Staff Planner Ahnna Nanoski and the applicant, Megan Duma – MD KC, LLC, presented this case to the Commission.

This property had previously been approved to operate as a bed-and-breakfast, and had received a variance for the property owner to not live on-site. Under this new special use permit, the applicant was seeking to change the number of allowed guests:

• The previous approval had allowed for a maximum of 46 people 
• This SUP was requesting to allow a maximum of 49 people (10 overnight guests and 39 people for the event space + staff)

The property owners were seeking this request as the previously-approved permits for them to operate now needed to be renewed. However, they were unable to obtain either an STR permit or a lodging permit. STR permits allow eight overnight guests, and the property owners were requesting to allow more. Originally, their request had been for sixteen, and had been negotiated down to ten. Lodging establishments start at eight rooms, and this structure has five. 

As the property owners had not yet received a new lodging or STR permit and no change of occupancy had yet been approved, this meant that advertisement of the property as open for business was temporarily not allowed. However, the property owners’ website was still advertising it as open for overnight guests and events.

Staff was recommending denial of this request due to the importance for SUPs to set a foundation of compliance with zoning and development code, as opposed to setting precedent for deviation.

Ms. Duma, the applicant and owner, explained that the cumulative cost of the property per month totalled about $8,000, and because of its location in the Historic Northeast, it is unfortunately one of her least lucrative rentals. She also noted that several other historic homes in the area are in disrepair and suffer break-ins and fires. Her property being maintained and occupied reduces the risk of those occurrences.

A number of other legal and code matters related to the case were brought up, and the Commission moved to go into closed session to discuss them. Upon returning, the Commission moved to recommend approval of the requested Special Use Permit. 

CD-CPC-2025-00130 and CD-CPC-2025-00129, respectively, requested approval of an amendment to the KCIA Area Plan’s recommended future land use and approval of a rezoning for the site located at the southwest corner of NW 100th St and N Platte Purchase Dr near the Bristol Park neighborhood and Platte Purchase Park in the Northland. 

The aforementioned amendment would change the recommended future land use from Commercial, Residential Low Density, Open Space/Buffer, and Mixed Use Community to Residential Medium Density. 

The associated rezoning request would change the site’s zoning designation from B3-3, R-7.5, and MPD to be only MPD. 

This case was continued without fee to October 15th ahead of Wednesday’s meeting.

CD-SUP-2025-00022 requested approval of a Special Use Permit for outdoor warehousing storage for commercial vehicle, equipment parking, and material storage in zoning districts M1-5 and M3-5 for the site located at the terminus of E 78th St west of the Union Pacific Railroad, specifically located at 3901 E 78th St near the Marlborough neighborhood.

This case was continued without fee to October 15th ahead of Wednesday’s meeting.

CD-CPC-2025-00111 requested approval of a de-annexation of approximately 4.5 acres of land located at the northwest corner of NE 104th St and N Church Rd in the Northland to be annexed by the City of Liberty, Missouri.

This case was continued without fee to October 15th ahead of Wednesday’s meeting.

CD-CPC-2025-00141 requested approval of amendments to Section 88-354 of Chapter 88, the Zoning and Development Code, regarding hours of operation for dispensary facilities. 

This case was continued without fee to October 15th ahead of Wednesday’s meeting.

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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.