Street smart—street clearing and repair among top priorities for city manager

When Brian Platt began his tenure as city manager of the City of Kansas City, Missouri, in December, 2020, the two most frequent complaints he heard were that Kansas City can’t plow the snow and that the city is full of potholes.

Platt discussed how he has addressed those concerns at last week’s luncheon of the KC Downtowners, just a few days after Kansas City experienced its largest snowfall in 32 years.

Soon after Platt arrived in Kansas City, it snowed.

“I remember getting on a snow plow with someone who had been doing it for 20 years. Big truck. We met up at the command center, and we got a truck and went to go get some salt from the salt dome. . . . We’re driving through the parking lot and I see a row of 10 or 20 trucks covered in snow. Snow plows. And I’m asking, what are we doing with those? I’m told we don’t usually have enough drivers, but we’ve got all these trucks. . . . We’re driving around, and I’m hearing these stories about how we don’t really pre-treat the roads before the storms. We just kind of do one pass through neighborhoods. Just check the box for each neighborhood was the approach. Just send a truck down one time at some point and call it a day,” said Platt.

Platt recognized right away that there are several easy ways to change the snow removal procedure. He had many conversations with city staff about ways to get more drivers and more trucks without spending any additional funds.

“We found 100 more drivers week one,” he said.

Those drivers were city employees like health inspectors, building inspectors, and garbage truck drivers who are not otherwise on the roads during snowstorms. In an organization with 4,500 employees, Platt said it was easy to find 100 employees who already drove for the city. In addition, the city’s vehicle fleet had many pickup trucks on which the city could install a plow on the front, remove the bed, and install a salt spreader on the back.

“So we did that. We found 100 drivers and 50 trucks without really having to do anything,” said Platt.

With more manpower and trucks, Platt said the city is much more aggressive when it comes to snow removal. Two days before the recent snowstorm began, the city pretreated the roads using a magnesium chloride salt, which is much more

effective to melt ice when the temperature drops below 20 degrees than the calcium chloride rock salt used by many other jurisdictions.

In addition, snow removal is a 24-hour operation, with drivers working 12-hour shifts from days before the storm starts until everything is clear. The snow is plowed curb to curb rather than a single path the width of the plow blade.

Platt said the city instituted a digital route mapping system. Each plow is equipped with a tablet, which allows the city staff and the drivers to track how much of the city has been plowed and where.

“We’ve got 6400 miles of streets to take care of. We have 103 routes . . . that’s 60 miles a route. . . . You might miss a cul de sac. You might not get curb to curb everywhere, . . . but we’re going after it,” he said.

Platt said every neighborhood has the same priority.

The city also is trying to rebuild its fleet, Platt said. The city has 300 trucks in its fleet and 400 drivers in its system. Many of those trucks are 2023 and 2024 pickup trucks that easily convert to snow plows. No commercial driver’s license is required to operate them. In fact, Platt himself, as well as other department heads, have been out on the streets plowing in city-owned pickup trucks.

“As city leaders, we have to listen to the people of the city. A lot of what we do involves just hearing people out. And people in the city want to be heard. . . . That’s customer service. That’s just what we’re all about now,” Platt said.

With respect to tackling street repair, Platt said the city has made tremendous improvements since he started as city manager. Kansas City is paving “exponentially more” than it ever has.

“Rather than putting band-aids on all these potholes, we’re building new streets. We’re just going to redo them. Inevitably, if you’ve got a lot of potholes, that means the street is failing. It’s just not in good condition anymore,” he said.

Last year, Kansas City rebuilt 519 miles of streets. In the past three and one-half years, Platt said the city has rebuilt 1500 miles, which is 25 percent of the city’s streets.

Platt said the city added $10 million to the budget last year to tackle sidewalk repairs.

Platt addressed measures the city is taking to prepare for the 2026 FIFA World Cup. The city is focused on making Kansas City look great.

“We’re going to focus a lot on business districts and places we think people are going to be traversing. . . . We want to not go too crazy and spend too much money building a bunch of things that, after the three months of the World Cup, we just don’t have anything to do with, which happens in a lot of places. . . . We don’t want to waste our money, but thinking about what are those things that we’re going to do to make our city look nicer,” he said.

One idea the city is pursuing is making improvements to the secondary corridor between Downtown and the stadiums, adding safe mobility lanes for bikes and scooters. In addition, there are plans to transform Yvonne Starks Wilson Park into a destination park with some FIFA relevance like mini pitches for soccer.

Platt also addressed Kansas City’s “visionary project” of creating a park over Interstate 670—the South Loop park, which he projects to break ground perhaps in March. He also expects that at least two of the four sections of the project will be completed for use by the World Cup, but likely not the full park.

Platt does not foresee the city tackling the North Loop in the next 10 years because there still is adjacent land housing surface parking lots that can be developed.

“Why would we make land for billions of dollars when we already have land that’s available to develop? Once all those surface lots get developed and we need more land Downtown and there’s a demand for it, then we can spend the money and do it that way because there’s a need,” Platt said.

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Header Image: Brian Platt addresses a group at the January KC Downtowners luncheon. Image credit: Marcia Charney

Farewell to the pavilion: Overland Park’s Farmers' Market makes way for a fresh start

The Overland Park Farmers’ Market hosted its annual Holiday Market on Saturday, Dec. 7, marking the end of an era for the beloved pavilion. The event, held from 8 a.m. to noon, combined the market’s signature farm-fresh produce and local foods with a festive holiday atmosphere, drawing in the community for a morning of celebration and nostalgia.

This year’s market was especially significant as it was the last to take place in the current pavilion before its removal. Attendees were invited to leave farewell messages on the structure, which will be donated to Garnett, Kan., where it will serve as a farmers’ market facility.

Overland Park Mayor Curt Skoog addressed the community, reflecting on the pavilion’s legacy and providing updates on the forthcoming improvements. After the 2024 market season, the pavilion will be dismantled to make way for a modern farmers’ market facility and downtown gathering space. The Farmers’ Market will temporarily relocate to the Matt Ross Community Center, just two blocks away, for the 2025 season.

The new facility is set to open in spring 2026 and represents a multi-decade investment in downtown Overland Park. The updated market will include indoor spaces to better accommodate vendors and shoppers and permanent shade structures to enhance comfort in outdoor areas. Additional seating and expanded restroom facilities will create a more inviting environment for visitors. Surrounding public spaces, including Clock Tower Plaza and Marty St., will also receive significant upgrades. During non-market days, parking will remain accessible, ensuring convenience for residents and visitors. The new space is designed to serve as a dynamic venue for concerts, watch parties, and other community events, complementing future private development in the area.

Above: A rendering of the new downtown Overland Park Farmers’ Market layout. Image courtesy of the City of Overland Park

Sustainability is a key focus of the project. The market will feature solar panels on the pavilion roof, electric vehicle charging stations, and reflective pavement and shade structures to reduce heat in outdoor spaces. LED and solar-powered lighting will provide energy-efficient illumination, while native landscaping will enhance the area's aesthetic and environmental value. Recycling and composting facilities will also be available, underscoring the city’s commitment to eco-friendly operations. Construction materials will be locally sourced, low-carbon, and recycled wherever possible to minimize environmental impact. Accessibility and connectivity will also be improved.

The project will maintain the tradition of closing Marty St. on market days to enhance walkability and bike-ability while adding designated bike and scooter parking to support sustainable transportation.

Construction is scheduled to begin in December 2024 and is expected to be completed by summer 2026. The revitalized market and gathering space will become a vibrant centerpiece of downtown Overland Park, combining modern amenities with sustainability and community-focused design. The project is anticipated to play a significant role during the Kansas City metro’s hosting of six World Cup games in 2026, showcasing Overland Park’s dedication to creating a dynamic and welcoming space for residents and visitors alike.

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Header image: A Rendering of the new downtown Overland Park Farmers' Market set to open by Summer 2026. Image courtesy of The City of Overland Park

Kansas City's vision for South Loop Park becomes reality

Work on a transformative project that's been envisioned for Kansas City for 30 years or more will begin early next year.

"The South Loop Project is building a cap over I-670, which has long been the disdain of many leaders in the region, from the federal and state highway system, city leaders, and even to business owners and residents in the area. So, we are going to create a tunnel that will create a cap, and we are going to put a park on top of that cap," said Ann Holliday, VP of strategic initiatives at Downtown Council of Kansas City.

Panelists Tirzah Gregory, VP and group director at HNTB Corporation; Mark Neibling, AIA, associate principal, architecture at BNIM; and Mario Vasquez, assistant city manager and city planning director at City of Kansas City, Missouri, joined Holliday at a lunch event last week hosted by CREW KC. Meredith Hoenes, director of communications at Port KC, moderated.

Port KC, the Downtown Council, and the City of Kansas City are partners in the project.

"This is the biggest reclamation project that we have going on in the city. We're creating something out of nothing. Something that's been sort of a chasm Downtown. We're putting something there," said Vasquez.

Vasquez addressed why it has taken so long to start this project since it was first proposed in the 1990s. Back then, he said, not much was happening Downtown, and it was a struggle to put things together.

"Today, Downtown is dynamic. It makes sense now to build this amenity that can continue the momentum that we have Downtown," Vasquez said.

The first phase of the project involves constructing a tunnel through which traffic will flow. This project presents many challenges.

"At the end of the day, we are dealing with an infrastructure that is almost 60 years old and all that has to be replaced," said Vasquez.

According to Gregory, constructing a structure over a highway is like remodeling or adding onto an old house.

"You've got existing infrastructure to deal with, including some of the bridges that cross over the highway . . . so you can imagine the complexity of having some of

the old systems work with the new systems. . . . The structure is going to be carrying some heavy loads. . . .  We have to build these foundations without impeding the right of way, making sure the highway stays at the same capacity that it is now," said Gregory.

One of the issues to solve is utilities. The Downtown area is riddled with utilities crossing every which direction, Gregory said.

"We are working with 15 different utility companies right now to coordinate. Some of them cross along Truman Road. Some of them cross over the highway. Some of them go under the highway, so that adds a lot complexity. They don't want any interruptions, of course, to the service that they provide," she said.

Another issue is drainage. The Downtown area slopes toward the planned park.

"A lot of the water coming across from Downtown goes at a low point across our park at Walnut Street. We have to make sure that we don't make anything worse," Gregory said.

There is a proposed rain garden to help collect some of the drainage, Hoenes said.

Above: Moderator Meredith Hoenes of Port KC next to the panelists at last week's CREW KC lunch event from left to right: Meredith Hoenes; Mario Vasquez; Ann Holliday, Tirzah Gregory; and Mark Neibling. Photo credit: Elizabeth (Liz) Wampler

The KC Streetcar is a consideration as well. The project must proceed with minimal impact on the streetcar service.

With respect to the tunnel itself, life safety systems will be crucial, including fire suppression, lighting, egress, ADA compliance and signage.

"That was kind of a new thing because we don't have tunnels around here," Gregory said.

Once the tunnel is complete, a park will be installed on top of it. OJB has been retained as the landscape architect.

Neibling said the park will feature a series of terraces "that are moments of art, areas of respite with this kind of welcoming approach from the west," and the buildings within the park will be responsive to the landscape.

According to Neibling, the design of buildings in the park will be focused on zero carbon. Plans include a food hall, a performance pavilion, a dog park and play areas.

"I look forward to when that space is so inviting and the whole community is down and enjoying it. They're sitting under these large trees. They're rolling in the grass. They're enjoying the environment in Downtown Kansas City," said Holliday.

The project will be a public-private partnership. According to Holliday, public monies to date include approximately $30 million in federal funds and $50 million in state funds. In addition, the City of Kansas City has committed $10 million and also is investigating a $65 million loan under the Transportation Infrastructure Finance and Innovation Act (TIFIA) and may apply for additional federal funds via grant projects. Approximately half of private sector funds' $50 million goal has been raised.

"We're talking to some other government entities in the area and working on some cost share arrangements with the Missouri Department of Transportation (MoDOT). . . . That's for funding for how we build it," Holliday said.

She said the city will own the park and plans to contract with a private, non-profit-based organization to manage it, similar to arrangements with the Kansas City Zoo & Aquarium and Starlight Theater.

"The goal then would be sponsorships, other philanthropy, revenue-generating opportunities within the park so that it would be self-funded for now and then capital endowments and things for maintenance in the future," Holliday said.

A general contractor has been selected, with details being finalized, and an announcement forthcoming next month, Vasquez said. Hoenes said the name of the project could be announced in January.

Vasquez said activity on the project will begin in the first quarter of 2025, and he expects to shut down I-670 mid-summer of 2025. He said the tunnel may be complete in 2027, but the contractor ultimately will address the timing issue. In addition, all construction activity in the public rights of way will cease on May 1, 2026, in preparation for the FIFA World Cup activities.

"So whatever work we can get done by that time is what's going to be done. Keep things open; diminish the disruption," Vasquez said.

"We're not going to hold a groundbreaking ceremony. We're going to hold a ground making ceremony, because that's what we're doing. We're making a whole new space," said Holliday.

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Header image: A rendering of South Loop Park that will cap a four-block stretch of Interstate I-670 between downtown Kansas City and the Crossroads Arts District. Image credit: BNIM

Downtown Kansas City's inspiring comeback story

In 2002, only 60,000 employees worked in Downtown Kansas City, Missouri.

“They were fleeing as quickly as they could, and I think the access on Main Street was one way south to Johnson County. No one wanted to be here. No one wanted to live here. It was really a very difficult kind of situation,” said Bill Dietrich, president and CEO of the Downtown Council of Kansas City.

Dietrich was the featured speaker at the monthly luncheon hosted by the KC Downtowners last week.

Since 2002, Downtown has seen $11 billion in investment. It now boasts 124,000 employees and 32,000 residents.

“We’re the fastest-growing neighborhood. If we were a city, we’d be the 11th largest in the metroplex. That’s kind of cool. We’re also the fastest-growing neighborhood community. We’re adding more residents,” said Dietrich.

The area that Dietrich said he defines as “Greater Downtown” is approximately 2.5-mile square blocks and includes the Missouri River to 31st Street, 18th and Vine to State Line Road.

Dietrich shared publicly for the first time some new independent research data about Downtown’s post-COVID recovery. Like all major communities across the country, Kansas City suffered some economic losses as a result of the pandemic which struck in 2020. But, recovery has been healthy.

In 2019, Downtown had 5.3 million unique visitors. In 2023, Downtown had 6 million unique visitors, which equates to 133 percent of the pre-COVID levels. In addition, Downtown has recovered 95 percent of the number of visits (the visit frequency of unique visitors) from 2019. Kansas City’s recovery rate is surpassed by only Nashville and San Jose, Dietrich said.

“We need to build on that trend. That’s why these events are so important. Not only the FIFA World Cup, which we all know is coming in 2026, but we now have the Big 12 women’s and men’s for the next seven years. Those are huge plusses for our community, and they feed off of each other. The more of these you do, the more you get,” he said.

The employee base has increased by 11 percent since 2020. Thirty-five percent of all Kansas City, Missouri jobs are Downtown. Dietrich said that the employment base is important to support Downtown restaurants and cultural venues which helps spur the economy.

Dietrich said companies are drawn to Downtown because of its exceptional talent pool, vibrant environment and growing residential options. Downtown has 26.5 million SF of office space, making it the largest business district in the region.

According to Dietrich, approximately 76 percent of the Downtown pre-COVID employees are back in their offices at least three days a week, placing Kansas City fourth in the nation for employee recovery.

Bill Dietrich, president and CEO of Downtown Council of Kansas City presented to KC Downtowners earlier this month. Photo Credit: Marcia Charney | MWM KC

Data shows that where employees reside in the metro drives their use of Downtown. Dietrich said that employees who live within two miles of Downtown are 100 percent back in the office. This percentage drops to 80 percent for employees who live two to five miles away and to 70 percent for employees five to 10 miles away. Farther than 10 miles, the percentage drops even lower.

“What does that tell you about what you should be focusing on as a city as policymakers and at City Hall? You should be focusing on an economic development strategy for the city, in my opinion, which prioritizes and really focuses on multi-family residential in Downtown. . . . You can see it borne out in the data. The closer you are to the center, the more likely you are to go to your office, buy that lunch and go to that theater afterward, go to a game or a concert at T-Mobile Center or the Kauffman Center for the Performing Arts,” he said.

Although the number of Downtown residents has climbed, Dietrich said there is a need for more residential inventory of all types, not just luxury projects. He said the residential population is projected to be 43,000 by 2035.

“Residents are everything. Residents bring vitality. They demand things. They want streetcars. They want more cultural amenities. They want better jobs. And, it makes a huge difference to have them,” he said.

The demographics of Downtown residents show that 50 percent are men and 50 percent are women, and 51 percent are not majority culture.

So we’re a very diverse downtown. And that’s in pockets and areas that are less diverse and more diverse areas. That’s why we say Downtown is a collection of 22 unique neighborhoods, each with its heritage, history, value and culture,” said Dietrich.

Dietrich said there is $3.5 billion of Downtown investment currently underway, including the redevelopment underway by SomaraRoad Inc. in the West Bottoms, mixed-use development at the riverfront, the UMKC Health Sciences Building, streetcar expansion, Barney Allis Plaza and the Buck O’Neil Bridge. There also is the $225 million South Loop project, a four-block park on 5.5 acres which will be built over I-670 and will reconnect Crossroads to the Central Business District. To date, $125 million of the project’s cost has been raised, and Dietrich said construction should begin next spring.

“Downtown baseball is still a conversation we need to have. It’s the right decision to make. It would add three million more visitors to our marketplace, and absolutely you would see $2 to $3 billion of investment around it,” Dietrich said.

Other needs for Downtown include innovation districts, east-west transit connections and more parks, trees and open spaces.

Dietrich recognized that Downtown crime is escalating, and public safety is a huge issue.

“We’re seeing escalations in crime on property or person, and we are mobilizing our energy and our forces. It is a top priority for us to change that trend,” he said.

Dietrich cautioned that Kansas City must work to retain its progress and avoid what happened in downtown St. Louis, which has beautiful monumental structures and roads, but is empty.

“It’s very affordable Downtown. It’s very diverse Downtown. It is a very welcoming Downtown. None of those are a given. We all had to work really hard to make that happen. And, we can’t take our eye off the prize,” Dietrich said.

The header image shows the completed, under development and proposed mixed-use and multifamily Light Towers within the Kansas City Power & Light District’s nine-city block retail, entertainment, office and residential district, located in the heart of Downtown Kansas City directly adjacent to the T-Mobile Center. Image courtesy of The Cordish Companies.