Kansas City Hall
The City Plan Commission has continued a proposed rezoning of the Country Club Plaza to allow taller buildings until Dec. 17. (File photo)

City Plan Commission (Dec. 3, 2025)

By Bunny Pederson, Kansas City Documenter

These notes were produced through Kansas City Documenters, which trains and pays community members to take fact-checked notes at public meetings, strengthening transparency and accountability in local government.

Summary

  • The City Plan Commission passed an ordinance that will allow some dispensaries to operate for 24 hours a day.
  • The rezoning plan for the Country Club Plaza, which would increase allowed building heights, was continued until the next City Plan Commission meeting on Dec. 17. 

Top Quote

  • “I know in Texas everything is bigger but this is Kansas City. We are from the place where it’s the Show-Me State. So show me.” – Dan Ryan, Parkway Towers Condominium Association.

Notes

Commission Members in Attendance:

  • Sara Copeland
  • Sarah Baxter
  • Sean Arkin
  • Elizabeth “Betsy” Lynch
  • Matt Hasek
  • Tyler Enders
  • Forestine Beasley
  • Luis Padilla
  • Todd Forbes II
  • Margaret Estrada

1 Case No CD-CPC-2025-00141: Marijuana Dispensaries Hours of Operation: A request to approve amendments to Section 88-354 regarding hours of operation for dispensary facilities. 

City Council member Crispin Rea (4th District at Large) worked on this amendment with staff, but it was originally a request from a business owner constituent (Key Cannabis on Front Street and Interstate 435).

  • Amendment to Chapter 88: This allows an exception if the business is more than 1,000 feet away from residential zoning. They are eligible to obtain a special use permit to establish operating hours 24 hours a day.
  • Currently dispensaries can only operate from 8 a.m. to 10 p.m.
  • This will only impact two dispensaries in the city (From the Earth Downtown and Key Cannabis).
  • Businesses will be subjected to a special use permit that has a five-year duration.
  • Separation requirements will be 1,000 feet from a school, 300 feet from a church or daycare and 2,000 feet from other dispensaries. 
  • Action: Approved with amendment to include existing separation requirements.

2 Case No CD-CPC-2025-00164: Country Club Plaza MPD: A request to approve a rezoning from b4-5 (commercial) to MPD (Master Planned Development), with associated Development Plan and amendment to the Plaza Bowl Overlay District for the Country Club Plaza area on about 23.5 acres generally located 4710 Jefferson St.

Plan proposed by Ahnna Nanoski, Lead Planner at City of Kansas City, Missouri:

  • Raise some of the allowed buildings’ heights up to 200 feet (buildings D, F, M, O and J in the MPD)
    • Tier model: As the buildings get taller, they will get narrower (resembling a wedding cake). 
  • Applicant wants ownership of all the sidewalks in the district:
    • Requesting the vacation of public sidewalks within the proposed district, with the exception of sidewalks under ownership of the Parks Department.
    • The reason given for wanting ownership is to have full control over the maintenance of the sidewalks.
  • Goals:
    • Modernize the Plaza.
    • Streetscape enhancements.
    • Preservation of history.
    • Improve pedestrian and bicycle access and safety.

Roxsen Koch with Polsinelli Law Firm represented the applicant along with Dustin Bullard (vice president of partnership and place at Gillon Property Group), Chris Harren (senior vice president of development at Gillon Property Group), and an associate.

  • Gillon Property Group showed examples of property they owned in Texas.
  • Dustin Bullard said they believe in the history, architecture, walkability, community and the opportunity to evolve.
  • Gillon Property Group owns more than 23 acres and 15 city blocks of the Country Club Plaza. They emphasized they want to restore most of the properties.
  • Challenges facing the Plaza:
    • Deferred maintenance.
    • Spaces are too large for today’s retail and restaurant needs.
    • Flooding basements.
    • Aged building systems.
  • Wants:
    • Integrated landscape and tree canopy.
    • Add more density with offices, hotels and residential housing.
    • Additional height on some of the buildings.
    • Create a “public gathering space” and turn a garage into a “public green space” (underneath will be a parking garage).
  • The applicant team was asked how many properties they have owned and later sold. They said 60 properties, but they consider the Plaza a long-term hold. When asked to specify what long-term means, they said more than 10 years.
  • When asked why they want to own the sidewalks themselves they said it is so they can have better standards than the city’s and to regulate signage.

Public Comment:

  • The main concern was the height of some of the buildings being raised to 200 feet.
    • Concern was raised by a representative from the American Institute of Architects, Amelia McIntyre (representative from Plaza Westport Neighborhood Association), Kate Marshall (CEO of the Plaza District Council), Historic Kansas City, a representative from the group responsible for the “Plaza Symbols Matter” petition and Melinda Smith (condominium owner and resident of the Hemingway).
  • There were also concerns about:
    • Not having enough parking on the Plaza.
    • What happens if the Plaza changes ownership after rezoning has been changed.
    • Historic architecture of the Plaza being removed by the new owners.
    • Whether private ownership of the sidewalks could create future issues (failure to take care of sidewalks, regulations for the public, etc.).
    • The Plaza’s vacancy issues in recent years.
  • “We are here about wanting to make sure this place is still livable. We invest with where we live, with our residents, with our neighbors. We’re not going to argue that we want to stop any growth at all. …We need to know what’s going to happen, what the buildings are that we’re going to be looking at putting in. What their hopes are for housing, who they’re housing. Those are legitimate things for the residents to know going into a neighborhood.”- Dan Ryan, Parkway Towers Condominium Association. 1:58:40, 2:01:43
  • Action: Continuance without fee (postponement of vote) to Dec. 17, 2025. 

Other agenda items: 

C1 Case No CD-CPC-2025-00171: Holly Farms, 3rd Plat: A request to approve a project plan for Holly Farms, 3rd Plat in district R-7.5 on about 15 acres generally located south of North Holly Street and Northwest 106th Street. 

  • Applicant: Michele Romano-Schlagel & Associates, PA
  • Action: Approved

C2 CASE No CLD-FnPlat-2025-00018: Tilden Station: A request to approve a final plat in Districts UR (urban redevelopment) and M3-5 (manufacturing) on about 28 acres generally located at the southeast corner of East 135th Street and Wornall Road, allowing for the creation of three lots and six tracts for a residential and commercial development. 

  • Applicant: Daniel Snead: Wallace Design Collective
  • Action: Approved

3 CASE No Cd-CPC-2025-00172: Twin Creeks Development Plan Major Amendment: A request to approve a major amendment to a development plan to expand the allowed uses to those allowed in the B3-2 zoning district and acting as a special use permit for Lot 6 to allow for Motor Vehicle Repair, General on about 13.2 acres generally located at 8601 N. Madison Ave. 

  • Applicant: Matthew Schlicht: Midwest Engineering Solutions
  • Action: Approved

4.1 Case No CD-CPC-2025-00180: 63rd and Troost Rezoning: A request to approve rezoning from District UR (urban redevelopment) to b4-5 (commercial) on about 1.5 acres generally located at the northeast corner of East 63rd Street and Troost Avenue. 

  • Applicant: Rachelle Biondo-Rouse Frets White Goss Gentile Rhodes, P.C.
    • 1100 E. 63rd St. (former Walgreens pharmacy)
    • The applicant wants to turn it into a laundromat.
      • Applicant says that nearby laundromats can’t handle the wave of people who need it.
      • Wants to add amenities, including TVs and vending machines.
      • Wants to operate from 7 a.m.-10 p.m..
      • Wants to start renovating as soon as possible.
    • Applicant doesn’t want to change the footprint of the building.
      • No additional structures.
      • Add windows, paint and landscaping.
  • Action: Approved

4.2 Case No CD-CPC-2025-00182: 63rd and Troost Development Plan: A request to approve a development plan in proposed District b4-5 (commercial) on about 1.5 acres generally located at the northeast corner of East 63rd Street and Troost Avenue. 

  • Applicant: Rachelle Biondo-Rouse Frets White Goss Gentile Rhodes, P.C.
  • Action: Approved with conditions

5.1 Case No Cd-CPC 2025-00181: Troost and Emanuel Cleaver II Rezoning: A request to approve rezoning from District UR to District b4-5 (commercial) on about 1.2 acres generally located at the northwest corner of Troost Avenue and Emanuel Cleaver II Boulevard.

  • Applicant: Rachelle Biondo-Rouse Frets White Goss Gentile Rhodes, P.C.
    • Wants to rezone it to use the building as an electrical supply store.
      • Its current zoning use only allows for a Walgreens (the former usage of the site).
    • Wants to remove the mini-building structure.
      • They say it attracts drugs, trash, etc.
    • Wants to add a roll-up door and no other add-ons to the main building.
    • Will replace dead trees and add landscaping.
  • Action: Approved without conditions.

5.2 Case No CD-CPC-2025-00183: Troost and Emanuel Cleaver II Development Plan: A request to approve a Development Plan in proposed District B4-5 (commercial) on about 1.2 acres generally located at the northwest corner of Troost Avenue and Emanuel Cleaver II Boulevard. 

  • Applicant: Rachelle Biondo-Rouse Frets White Goss Gentile Rhodes, P.C.
  • Action: Approved with conditions.  

6.1 Case No CD-CPC-2025-00154: Shoal Creek Community Master Plan Update: A request to amend the Shoal Creek Community Master Plan Booklet and text in accordance with 88-255-09-B to update the review and approval process and to revise the alignment of a collector street on about 1,756 acres generally located between N.E. 96th Street/N.E. Shoal Creek Parkway on the north, N.E. 76th Street on the south, N. Flintlock Road on the east and Shoal Creek Parkway and Interstate 435 on the west.

  • Applicant: Brett Haugland-Continental Consulting Engineers, Inc.
  • Action: Approved without conditions

6.2 Case No-CPC-2025-00153: Shoal Creek Community Master Plan Update: A request to amend the Shoal Creek Community Master Plan Booklet and text in accordance with 88-255-09-B to update the review and approval process and to revise the alignment of a collector street on about 1,756 acres generally located between N.E. 96th Street/N.E. Shoal Creek Parkway on the north, N.E. 76th Street on the south, North Flintlock Road on the east and Shoal Creek Parkway and I-435 on the west. 

  • Applicant: Brett Haugland-Continental Consulting Engineers, Inc. 
  • Action: Approved without conditions.

7 CASE No CD-CPC 2025-00160-: Harmony Properties Rezoning: A request to approve rezoning from District UR (urban redevelopment) to District B2-2 (neighborhood business, i.e. medium-intensity commercial uses on arterial streets) on about 0.2 acres generally located at the southeast corner of Troost and East Fifth Street. 

  • Applicant: Matt Nichols-Harmony Property Holdings.
    • Rezoned in 2015 for a photography studio.
    • Owner was operating a photography studio and small event space, but the current zoning only allows for a photography studio.
    • Neighbors strongly opposed the request, citing years of unpermitted events, noise and violations of agreements about the property’s use. 
    • A neighborhood protest petition was also submitted.
  • Action: Denied

8 Case No CD-CPC-2025-00165: 3319 Red Bud Drive Rezoning: A request to approve a rezoning from R-7.5 (residential) to R-1.5 (residential) to abate issues related to work done without building plans/permits on about 0.4 acres generally located at 3319 Red Bud Drive. 

Applicant: Luis Soto

  • Seeks to rezone the subject site in order to abate an illegally converted triplex.
  • Action: Approved with amendment to change rezoning to R.25 (attached single-family (townhouse) and multi-family housing).

9 Case No CD-ROW-2025-0035: Knightsbridge Business Center Condo-Plat Vacation: A request to approve vacation of a condominium plat in District B1-1 (commercial) on about 2.5 acres generally located at 5300 Longview Road. 

  • Applicant: Bob Howard
  • Action: Approved without conditions.

10 Case No Cd-ROW 2025-00038: 41st Street Condo Plat Vacation: A request to approve vacation of a condominium plat in District R-2.5 (residential) on about 0.45 acres generally located at the northwest corner of East 41st Street and Locust Street. 

  • Applicant: Rachelle Biondo-Rouse Frets White Goss Gentile Rhodes, P.C.
  • Action: Approved without conditions. 

11.1 Case No CC-CPC-2025-00174: Culvers on State Line Road: A request to approve an amendment to the Country Club/Waldo Area Plan from office/residential to mixed-use community on about 1.3 acres generally located at 7953 State Line Road.

  • Applicant: Arrin Tieben, Kimley-Horn.
  • Action: Continuance without fee to Jan. 21, 2026.

11.2 Case No CD-CPC-2025-00040: Culvers on State Line Road: A request to approve a rezoning from districts B1-1, B3-2, and R-0.5 to distinct B2-2 on about 1.3 acres generally located at 7953 State Line Road. 

  • Applicant: Christopher McGuire.
  • Action: Continuance without fee to Jan. 21, 2026.

11.3 Case No CD-SUP-2025-00040: Culvers on State Line Road: A request to approve a special use permit for the expansion of a drive-through facility adjacent to an established parkway in proposed district B2-2 on about 1.3 acres generally located at 7953 State Line Road. 

  • Action: Continuance without fee to Jan. 21, 2026.

12 Case No Cd-ROW-2025-00036: North Olive Street Vacation: A request to vacate a portion of public right-of-way of about 35,000 square feet generally located on North Olive Street between Rochester Avenue and Nicholson Avenue.

  • Applicant: Sarah Burger-Husch Blackwell, LLP.
  • Action: Continuance without fee to Dec. 17, 2025 (Original continuance was Jan. 21, 2026).

Observations & Follow-Up Questions

  • Plaza owners applied for tax breaks and bond financing assistance from Port KC to assist in development. It was not discussed at the City Plan Commission meeting. I would have liked to learn more about that.
  • For the Country Club Plaza owners: I am curious about the specifics of businesses they are trying to bring to the Plaza.
  • I am curious about the housing plans they plan on adding and how accessible that will be to the average Kansas City resident.

Read more about this meeting and see all Kansas City Documenters notes here.

Type of Story: News

Based on facts, either observed and verified firsthand by the reporter, or reported and verified from knowledgeable sources.

Kansas City Documenters trains and pays community members to take fact-checked notes at public meetings, strengthening transparency and accountability in local government.