City Plan Commission (Jan. 21, 2026)

By Sarah Bleha, 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

• An amendment to allow temporary special event building signage during major events, such as the World Cup, was approved.
• In response to commissioners’ concerns about potentially offensive signage, staff explained that the city is not legally permitted to regulate the content of signage.
• Remodeling plans for New Mark Middle School under the 2025 North Kansas City Schools bond issue were approved, including a gym expansion that will serve as a storm shelter and updated mascot signage.

Notes

Consent Docket 

Consent docket items were discussed and both were unanimously approved.

C1 Case No CD-CPC-2025-00150 – Edgewood Farms Church MPD Final Plan

Applicant: Mason Olson: Olsson Inc. 

Staff Recommendation: Approval with conditions 

C2 Case No CD-CPC-2025-00203 – Steeplechase MPD Final Plan Extension

Applicant: Cedar Jordan: Bach Homes 

Staff Recommendation: Approval with conditions 

Regular Docket

All of the following cases were unanimously approved. Cases 1, 5, 7, 8.1 and 8.2 were passed with little discussion.

1. Case No CD-CPC-2025-00151: Major Street Plan

Applicant: Bailey Waters: City of Kansas City, Missouri

Staff Recommendation: Continuance without fee to Feb. 18, 2026

2. Case No CD-CPC-2025-00170: KCI 29 Logistics Park: This was a request to amend the Major Street Plan to realign Mexico City Avenue from Highway 92 to North Bethel Avenue. 

Applicant: Jacob Hodson: Olsson

• Discussion centered on one condition of the project, a tree-preservation requirement.
• During the discussion, staff explained that this condition was included in error because the underlying Master Planned Development district (MPD) was approved in 2022 before the city’s tree preservation ordinance took effect, meaning the project is vested and not subject to that ordinance. 
• While the presenter noted that tree preservation would be beneficial in principle, the condition would not legally apply regardless. (15:30)

Staff Recommendation: Approval without conditions 

3. Case No CD-CPC-2025-00169: KCI 29 Logistics Park: The applicant requested approval of a major amendment to the KCI 29 Logistics Park Master Planned Development (MPD) to expand the MPD boundary and update development conditions for the site. 

Applicant: Jacob Hodson: Olsson 

Staff Recommendation: Approval with conditions (conditions 3, 4, 5, 7, 10, and amending  condition 9)

4. Case No CD-SUP-2025-00046: New Mark Middle School Gymnasium Expansion: The applicant requested approval of a gymnasium expansion and new signage at New Mark Middle School.

Applicant: Braden Taylor: MKEC Engineering Inc. 

• The project is funded through the 2025 North Kansas City Schools bond and will include additional parking.
• Staff and the applicant presented details on the project scope, including signage requests associated with the new gymnasium.
• Under city code, institutional uses in residential zoning districts are generally limited to one sign per entrance.
  • The applicant on Zoom requested flexibility to allow additional signage, including a nonilluminated aluminum sign and a larger mascot sign integrated into the building.
  • Commissioners discussed whether the additional signage would create visual or neighborhood impacts.
    • The applicant stated the signage would not be illuminated and was not intended to be visually distracting to nearby residents.
  • Commissioner Matt Hasek asked whether existing signage was already present on the campus and, after confirmation, stated he was not opposed to the additional signage.
    • Hasek requested the removal of the condition related to only allowing one sign.
    • Staff Recommendation: Approval with conditions 

5. Case No CD-SUP-2025-00045: Besong Event Center

Applicant: Philip-Thevenet Besong 

Staff Recommendation: Continuance with fee to Feb. 4, 2026

6. Case No CD-CPC-2026-00001: Amending Section 88-370 regarding temporary special event signage: This zoning amendment would allow for large-scale temporary building signage for major events such as the World Cup. 

• The presenter was Kimiko Black Gilmore, executive director of convention & entertainment facilities
• There are 16 cities involved with the World Cup, and it is declared as a “major event.”
• Under the amendment, signage could be up to 80,000 square feet (or the size of the building facade, whichever is smaller).
• Sarah Copeland, the city’s development management division manager, explained signage would be limited to the event period, must be securely affixed to walls, must not include digital signs and must not impede building exits or utilities. 

• Gilmore talked about the value of signage for city branding, wayfinding and broadcast visibility. Gilmore also visited Qatar for the World Cup and talked about the wonderful signage on the buildings. 
• Commissioners asked about the application process, sign duration and possible issues with offensive or inappropriate messaging.
  • Sean Arkin asked about permits on such signage.
    • A temporary use permit process would apply, requiring building owner consent to install signage. 
    • Arkin asked if there was signage that was displayed in Doha, Qatar, that may have not been approved if someone tried to replicate it here. Gilmore responded that she did not see signage in Doha that would not be permitted under the proposed rules. (42:33)
  • Copeland clarified that the temporary use permit would cover up to 120 days, including installation and removal of the signage.
  • Coby Crowl brought up concerns around “offensive” signage, noting the scale of the proposal and stating, “Eighty thousand square feet is a big sign.”
  • Todd Forbes II shared similar concerns, stating, “There needs to be a condition in there because I’m afraid that somebody, if we’re not reviewing the material, somebody could put something obscene.” (46:27)
    • Staff clarified that while physical specifications and time limits would be regulated, the city cannot legally regulate the content or message of the sign due to the Supreme Court ruling Reed v. Town of Gilbert.
      • Copeland said that the city will review the applications to ensure they meet the standards of the ordinance, but they will not review signage content.
        • “That would be the case for all of our existing wall signs, monument signs or temporary signs that are currently permitted,” Copeland said. “We do not review content and we are not permitted to do so.” (46:59) 
• The amendment was unanimously approved to proceed.
• Staff Recommendation: Approval without conditions 

7. Case No CD-CPC-2025-00152

Applicant: Olofu Agbaji: KCMO, DMD

Staff Recommendation: Dismissal

8.1. Case No CD-CPC-2025-00174 – Culver’s on State Line Road

Applicant: Adam Bendrick: Kimley-Horn

Staff Recommendation: Continuance without fee to Feb. 18, 2026

8.2. Case No CD-CPC-2025-00167 – Culver’s on State Line Road

Applicant: Adam Bendrick: Kimley-Horn

Staff Recommendation: Continuance without fee to Feb. 18, 2026

8.3. Case No CD-SUP-2025-00040 – Culver’s on State Line Road

Applicant: Adam Bendrick: Kimley-Horn

Staff Recommendation: Continuance without fee to Feb. 18, 2026

Observations & Follow-Up Questions

• Commissioners expressed various concerns after staff explained that the city is not legally permitted to review the content of signage.
• I was surprised to learn that a public school needed permission from the commission for not just remodeling, but for signage or paintings of a school’s mascot. I learned that such policies are in place because it may be visually distracting or even disturbing to neighbors.
• In general, I am curious why some items on the docket appear to be closely related or nearly duplicated, each with its own case number. In several instances, the differences seem to come down to procedural distinctions or variations in staff recommendations or applicant representation, which can make the agenda feel longer and more complex than it is. 

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