Memo from angie splittgerber

Hi everyone!  In anticipation of the Troost Overlay zoning meeting on Thursday at 6 pm at DeLaSalle (3737 Troost), we've obtained the overlay documents.

Attached is a powerpoint summarizing all the public planning meetings we've had in the last three years (you will remember the ones at Mohart and Kaufman) and the recommendations from them, which is the starting point.  There is a map of the proposed overlay district, the overlay document (two pages) and a zoning chart of the proposal.

A couple items of note:

1.  If you have questions before the meeting, call the experts at City Hall.  Diane Binckley at 816-513-8817

2.  It only goes to mid-block between Troost/Harrison and Troost/Forest, so Harrison and Forest properties are not affected unless they have been legally joined with a Troost property.

3.  Current uses are grandfathered.

4.  The goal is to pass the zoning portion of the overlay now so that we can begin to enjoy the zoning protection with regard to development on Troost.  There are no design guidelines in the current proposal.  The expectation is that public meetings re design guidelines will begin next Spring.  That process will be lengthy.


Troost Overlay District

Troost Corridor

Troost Corridor Plan Reveiw

Troost Corridor Use Table

What's going on with Troost and the Overlay District

Letter from the President of the Longfellow Community Association










Greetings Fellow Residents:

This week many of you will receive or have already received a notice from the City Planning Department regarding a hearing to consider an "Special Character Overlay District" on Troost.

I understand that the city communication can be confusing and a bit cryptic to be honest. I don't know why all of their notices are written this way but hey, I can't write their notices.

What I can do is attempt to translate it into everyday English for everyone:

1) The City DID NOT initiate this process.

It's important to understand that this is a process that began nearly two years ago by RESIDENTS along Troost.

Longfellow, Beacon Hill, Hyde Park, Center City, Squier Park, and Mannheim Park are the neighborhoods that make up the east and west borders of Troost. All of these neighborhoods associations formed the Troost Neighborhoods Coalition specifically to deal with development along Troost.

2) Troost is TOO IMPORTANT for residents NOT to have input on its future development.

Over two years ago a developer representing a certain dollar store wanted to locate a new store on the southeast corner of Linwood and Troost, directly across the street from ANOTHER certain dollar store.

Many nearby residents strongly objected believing that corner deserves much more than two dollar stores. The sentiment was that we should hold out and work for a development that would strengthen our neighborhoods rather than cheapen them.

Residents stood up, had their voices heard, and the developer moved elsewhere (more on that in part two).

3) Tell me what you WANT...

Shortly after this dollar store episode, political leaders stated that "rather than stating what you DONT WANT, it'll be more powerful to tell us what you WANT."

Thus the Troost Neighborhoods Coalition was born with the primary objective of stating what residents along Troost wanted to see on Troost. After dozens and dozens of meetings and forums etc. it became clear that the problem with Troost was its wild wild west open zoning.

On Troost you can have a used car lot, next to a single family house, next to a car repair shop, next to a duplex, next to a liquor store, next to a food pantry, next to a child care center, next to an industrial sprocket manufacturer, next to a church. The open zoning on Troost is outrageous!!!!

Because it's IMPOSSIBLE to rezone each individual parcel on Troost, the tool the Coalition chose is an "overlay." The overlay does not change the zoning of each parcel but lays a blanket on top of every single parcel on Troost and restricts what is able to be built under the blanket. This is called a "Special Character Overlay District."

Now let me explain what the Overlay District is NOT.

The Overlay is not:

  • A condemnation action
  • An attempt to impact any current Troost property
  • A city plan for something coming down the line
  • Or in any way changes anything regarding your property on streets other than Troost.

So why support it?

It is my hope that everyone in Longfellow enthusiastically support the Overlay for many reasons:

  • Troost is a VITAL corridor and its development will impact our property values immensely.
  • If Troost is full of dollar stores, quick cash establishments, plasma donation centers, and rental furniture places it will impact us negatively.
  • If we work to imagine a new Troost that is mixed-use with residential, appropriate retail, sustainable transit, local shops & artisans, it will be a place where people will want to live, work, play, laugh and worship and will impact us positively.
  • Erasing the scar of Troost as some historic dividing line will require proactive work on our part as residents.

The Overlay is the cornerstone of the all of the future work that needs to be done. Most of us have gone to other cities or traveled abroad and said "WOW this is an amazing street/corridor... I would LOVE to see something like this in Kansas City" well this is how it's done step by step.

The Overlay is an IMPORTANT step that has the FORCE OF LAW and officially lets the development community know what is and is not allowable on Troost going forward.

What happened with the dollar store?

Unfortunately, the developer skipped down the street and distastefully seized on another neighborhood and got the dollar store approved despite many of our objections over size, parking, location etc.

And as soon as it was approved their competitor purchased another corner on Troost and immediately built a new store. As a result we have two brand new small BOX dollar stores within blocks of each other on Troost.

This would have not been possible had the Overlay been in place. We NEED this Overlay family and I hope that you will support it. You can attend the hearing on Nov. 4th, if you can't do that you can call Diane Brinkley 816--513-8817 and let her know that you support the Troost Overlay. It will truthfully help in a big way!
At the very least please let your neighbors know the truth about the Overlay. If you have any further questions feel free to call me at anytime 816-820-6747.

Building Community!

Spark Bookhart, President


Longfellow Community Association

Become a Homes Tour Sponsor

See a list of this years sponsors

Meetings Schedules








Regular Association Meetings: Third Tuesday of every month, Central Presbyterian Church, 3501 Campbell, 7 p.m.  If you would like to add an item to the agenda, contact the This e-mail address is being protected from spambots. You need JavaScript enabled to view it

Annual Association Meeting: Third Tuesday of November, Central Presbyterian Church, 3501 Campbell, 7 p.m.

Board Meetings: Second Monday monthly, Central Presbyterian Church, Armour at Campbell, 6:30 p.m. Board meetings are open to the public.

Crime Meetings: Last Thursday monthly, Central Patrol, 1200 E. Linwood Boulevard, 7 p.m. For additional information contact This e-mail address is being protected from spambots. You need JavaScript enabled to view it

If I Were a Thief




Attached is a booklet from the KCPD containing crime prevention tips.

The weather is getting nicer.

Don't Forget the 7:00 p.m. Crime Meeting on the last Thursday of every month at the Central Patrol Police Station.


The 2012 George Ehrlick Achievement in Preservation Award.

The Historic Preservation Commission of Kansas City has given out the 2012 Dr. George Ehrlich Achievement in Preservation Award for rehabilitation to MAC Properties, for the rehabilitation of multiple Armour Boulevard apartment buildings.

View down Armour looking east.



















A Dr. George Ehrlich Achievement in Preservation Award for historic neighborhood organization was presented to The Hyde Park Neighborhood Association for producing its 30th Historic Homes Tour.

(Photographic Creations)

Janssen Place Pillars

The Neo-Classic Revival-style entrance to Janssen Place is at the north end of the divided street. Erected in 1897, the gateway is constructed with white Arkansas limestone. Large pillars frame an entablature supported by three Ionic columns containing the words “Janssen Place.”


Hyde Park needs your help.

The Hyde Park Neighborhood Association has 10 graffiti removal kits that are available to individuals who are willing to adopt a block within the neighborhood. You would be responsible for removing graffiti tags, photographing and reporting damage.  If graffiti is a problem on your block, do something about it. Please email This e-mail address is being protected from spambots. You need JavaScript enabled to view it if you are interested in adopting a block and receiving a graffiti removal kit.

Here are the maps of Hyde Park.  The blocks that need graffiti removal volunteers are indicated.  Sign up for your block today!

North Hyde Park

Central Hyde Park

South Hyde Park

Griffiti Kit Contents

Kansas City's Historic Hyde park

The popular fly-casting pool at Forty-first Street and Gillham Road gave residents a place to practice casting without having to leave town. On certain days, the facility was reserved for children wading. The 1913 casting and wading pool designed by George E. Kessler was rebuilt and enlarged in 1940 and removed in 1976. (Photo Courtesy of MVSC-KCPL.) (from Kansas City's Historic Hyde Park by Patrick Alley and Dona Boley)

Churches in Hyde Park