ORDINANCE NO. 260923
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Sponsor: Director of City Planning and Development Department
Rezoning an area of about 14 acres generally located at the southwest corner of Tiffany Springs Road and North Platte Purchase Drive from District MPD to District MPD and approving a major amendment to a development plan for the Twin Creeks Master Planned Development to allow for a grocery store with a fuel center. (CD-CPC-2026-00094)
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BE IT ORDAINED BY THE COUNCIL OF KANSAS CITY:
Section A. That Chapter 88, Code of Ordinances of the City of Kansas City, Missouri, commonly known as the Zoning and Development Code, is hereby amended by enacting a new section to be known as Section 88-20A-1561, rezoning an area of about 14 acres generally located at the southwest corner of Tiffany Springs Road and North Platte Purchase Drive from District MPD (Master Planned Development) to District MPD (Master Planned Development) and approving a major amendment to the development plan for the Twin Creeks Master Planned Development to allow for a grocery store with a fuel center, said section to read as follows:
Section 88-20A-1561. That an area legally described as:
A Tract of land located in the Southeast Quarter of Fractional Section 4, and the Southwest Quarter of Fractional Section 3, Township 51 North, Range 33 West, as surveyed by Joseph H. McLaughlin, PLS-2012018392 with BHC, CLS 175, being more particularly described by metes and bounds, as follows: (Note: For course orientation, the bearings in this description are based on the North line of the Northwest Quarter of Fractional Section 3, Township 51 North, Range 33 West, having a bearing of South 89° 44' 00" West, referenced to the Missouri State Plane Coordinate System, West Zone, NAD83.) Commencing at the Southwest corner of the Southwest Quarter of said Section 3; Thence North 00° 29' 04'' East, 1173.84 feet, on the West line of said Southwest Quarter, to the POINT OF BEGINNING of said Tract herein described; Thence continuing North 00° 29' 04'' East, 1025.35 feet, on said West line, to a point on the South Right-of-Way line of Fountain Hills Drive as now established, said point also being the beginning of a non-tangent curve, concave to the North; Thence on said South Right-of-Way line, said curve having a radius of 1675.00 feet, an arc length of 625.25 feet, a chord bearing of North 84° 36' 07" East, and a chord distance of 1068.74 feet; Thence South 62° 38' 11'' East, 101.27 feet on said, on said South Right-of-Way, to its intersection with the West Right-of-Way line of Platte Purchase Drive as now established; Thence South 15° 21' 17'' East, 21.14 feet, on said West Right-of-Way line, to the beginning of a tangent curve concave to the West; Thence on said West Right-of-Way line, said curve having a radius of 482.00 feet, an arc length of 122.71 feet, a chord bearing of South 08° 03' 41" East, and a chord distance of 122.38 feet, to the beginning of a tangent and compound curve, concave to the West; Thence on said West Right-of-Way line, said curve having a radius of 700.00 feet, an arc length of 7.58 feet, and a chord bearing of S 00° 27' 28" East and a chord distance of 7.58 feet, to the beginning of tangent and compound curve, concave to the Northwest; Thence on said West Right-of-Way line, said curve having a radius of 99.00 feet, an arc length of 51.33 feet, a chord bearing of South 14° 42' 19" West and a chord distance of 50.75 feet, to the beginning of a tangent and reverse curve, concave to the Southeast; Thence on said West Right-of-Way line, said curve having a radius of 101.00 feet, an arc length of 50.19 feet, a chord bearing of South 15° 19' 19" West and a chord distance of 49.68 feet; Thence South 01° 05' 12'' West, 318.58 feet, on said West Right-of-Way line; Thence South 10° 38' 37'' West, 236.81 feet, on said West Right-of-Way line to its intersection with the North Right-of-Way line of Missouri State Highway Route No. 152, as now established; Thence South 75° 31' 54'' West, 425.08 feet on said North Right-of-Way line; Thence South 47° 35' 37'' West, 323.65 feet to the point of beginning, said Tract containing 597,956 square feet or 13.7272 acres.
is hereby rezoned from District MPD (Master Planned Development) to District MPD (Master Planned Development), all as shown outlined on a map marked Section 88-20A-1561, which is attached hereto and made a part hereof, and which is hereby adopted as a part of an amendment to the zoning maps constituting a part of said chapter and in accordance with Section 88-20 thereof.
Section B. That a development plan for the area legally described above is hereby approved, subject to the following conditions:
1. Prior to issuance of the certificate of occupancy for each lot within the plat the developer shall submit an affidavit, completed by a landscape architect licensed in the State of Missouri, verifying that street trees have been installed in accordance with the approved street tree planting plan and are healthy.
2. The developer shall screen all roof and/or ground mounted mechanical and utility equipment in compliance with Section 88-425-08 of the Zoning and Development Code.
3. The developer shall submit an affidavit, completed by a landscape architect licensed in the State of Missouri, verifying that all landscaping required of the approved plan has been installed in accordance with the plan and is healthy prior to a certificate of occupancy.
4. All signage shall conform to Section 88-445 and shall require a sign permit prior to installation.
5. The developer shall submit an affidavit, prepared by an engineer licensed in the State of Missouri, verifying that all outdoor lighting has been installed in accordance with approved plans and that lighting levels do not exceed that shown on the approved lighting plan at the property lines prior to a certificate of occupancy.
6. The developer shall provide pavement marking or signage at each dedicated pick up spot directed toward drivers that idling is not permitted.
7. Pursuant to the approved Twin Creeks design guidelines all utility conduits, pipes, cables, and roof access ladders shall be fully concealed with the structure prior to the issuance of a building permit.
8. All crosswalks shown on the approved plan shall be painted and striped or constructed with a contrasting paving material prior to issuance of the certificate of occupancy.
9. Building plans submittal shall meet the requirements of the Kansas City Building and Rehabilitation Code (Chapter 18 of the Code of Ordinances) in effect at the time of submission.
10. The turning radius for Fire Department access roads shall be 30 feet inside and 50 feet outside radius. (IFC 2018: § 503.2.4)
11. A Knox Box shall be provided near the main entrance to the building. (IFC 2018 § 506.1) To ensure proper keying to Kansas City, Missouri; Knox Boxes may be ordered online at www.knoxbox.com or on an official order form obtained through this Office.
12. All Fire Department Connections (FDC) shall be threaded connections, Storz connections are not allowed in the City of Kansas City, Missouri. (IFC 2018 § 903.3.6; NFPA 13 2010 § 6.8.1)
13. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. (IFC 2018: § D106.3)
14. The developer shall provide fire lane signage on fire access drives.
15. Buildings equipped with a fire standpipe system shall have an operable fire hydrant within 100 feet of the Fire Department Connection (FDC). (IFC2018 § 507.5.1.1)
16. Fire hydrants shall be installed and operable prior to the arrival of any combustible building materials onto the site. (IFC 2018 § 501.4 and 3312.1; NFPA 241 2013 § 8.7.2)
17. The developer shall meet the fire flow requirements as set forth in Appendix B of the International Fire Code 2018. (IFC 2018 § 507.1)
18. The Fire Department Connection (FDC) shall not be located that obstructs access/egress to the building when in use. (IFC 2018 § 912.2)
19. All required Fire Department access roads shall be an all-weather surface. Grass pavers are not permitted. (IFC 2012: § 503.2.3)
20. Fire hydrant(s) shall be within 400 feet on a fire access road following an approved route established by the Authority Having Jurisdiction (AHJ) of any exterior portion of a building. The use of existing fire hydrant(s) may be used to satisfy this requirement otherwise a private fire hydrant(s) or hydrant system may be required. This distance may be increased to 600 feet for R-3 and U occupancy(s) or the building(s) is fully protected by an approved automatic fire sprinkler system(s). (IFC 2018: § 507.5.1)
21. Fire hydrant distribution shall follow IFC 2018 Table C102.1.
22. Required Fire Department access roads shall designed to support a fire apparatus with gross axle weight of 85,000 pounds. (IFC 2018: § 503.2.3)
23. Proposed buildings shall have a Fire Department access road within 150 feet of any exterior portion of the structure. (IFC 2018: § 503.1.1)
24. Required Fire Department access roads shall be a minimum unobstructed width of twenty (20) feet and 13 ft. 6 in. clearance height. Check with Streets & Traffic (KCMO Public Works Department) or Missouri Department of Transportation (MODOT) that may have street planning regulations that supersede the Fire Code. (IFC 2018: § 503.2.1)
25. The developer shall provide Fire Department access roads before construction/demolition projects begin. (IFC 2018 § 501.4 and 3310.1; NFPA 241 2013 § 7.5.5)
26. The building’s FDC shall be immediately recognizable from the street or nearest point of Fire Department access (IFC 2018 § 912.2.1).
27. The developer shall be responsible for tree preservation in an easement or platted tract, mitigation planting, or payment of cash in lieu of preservation or mitigation planting, or any combination thereof in accordance with Section 88-424. Should the developer choose to pay cash in lieu of preservation or mitigation of all or a portion of the required area, the amount due shall be based upon the rate specified in Section 88-424. This requirement shall be satisfied prior to issuance of a certificate of occupancy, or prior to the recording of the final plat, whichever occurs first.
28. The developer shall submit a streetscape plan with street tree planting plan per Section 88-425-03 for approval and permitting by the Parks and Recreation Department’s Forestry Division prior to beginning work in the public right-of-way.
29. Prior to a certificate of occupancy, the developer shall restripe N. Platte Purchase Drive to include a second northbound left turn lane at the three quarter access point south of Fountain Hills Road.
30. The developer shall integrate into the existing streetlight system any relocated streetlights within the street right-of-way impacted by the new drive or approach entrances as required by the Land Development Division, and the relocated lights must comply with all adopted lighting standards.
31. The developer shall submit verification of vertical and horizontal sight distance for the drive connection to public right-of-way to the Land Development Division and make improvements to ensure local jurisdiction and/or minimum AASHTO adequate sight distance standards are met, prior to issuance of any certificate of occupancy.
32. The developer shall submit a letter to the Land Development Division from a licensed civil engineer, licensed architect, or licensed landscape architect, who is registered in the State of Missouri, that identifies sidewalks, curbs, and gutters in disrepair as defined by Public Works Department’s "OUT OF REPAIR CRITERIA FOR SIDEWALK, DRIVEWAY AND CURB revised 11/5/2013" and based on compliance with Chapters 56 and 64, Code of Ordinances, for the sidewalks, curbs, and gutters where said letter shall identify the quantity and location of sidewalks, curbs, and gutters that need to be constructed, repaired, or reconstructed to remedy deficiencies and/or to remove existing approaches no longer needed by this project. The developer shall secure permits to repair or reconstruct the identified sidewalks, curbs, and gutters as necessary along all development street frontages as required by the Land Development Division and prior to issuance of any certificate of occupancy permits including temporary certificate of occupancy permits.
33. The developer shall pay the arterial street impact fees as required by Chapter 39 of the City’s Code of Ordinances, as required by the Land Development Division.
34. The developer shall submit a streetscape plan for approval and permitting by the Land Development Division prior to beginning construction of the streetscape improvements in the public right-of-way, and construct ADA compliant ramps at all required locations where new private drives are being added, or where existing sidewalks are modified or repaired.
35. The developer shall have a water flow test done to ensure there is adequate water pressure to serve the development.
36. A full flow fire meter shall be required when the fire protection service line serves more than one building, or combination service lines 6 inches and larger, or that have private fire hydrants connected to them.
37. The developer shall ensure that water and fire service lines should meet current Water Services Department rules and regulations prior to issuance of a certificate of occupancy.
38. The developer shall submit water main extension plans for new public fire hydrants along Platte Purchase Drive. The plans shall be prepared by a Missouri professional engineer and submitted through CompassKC for review, acceptance and contracts. The plans shall follow the Kansas City Water rules and regulations for water main extensions and relocations. The plans shall be under contract (permit) prior to final plat recording or building permit issuance whichever occurs first. Additional information is available online at: https://www.kcwater.us/wp content/uploads/2022/05/2022 Rules and Regulations for Water Main Extensions Final2.pdf
39. All agreement and easement documents shall be submitted using IB159 to an Infrastructure Review Application on CompassKC for review and approval by the Kansas City Water Services Department prior to issuance of any permits.
40. The developer shall submit a macro storm drainage study with the first plat or phase, from a Missouri licensed civil engineer to the Kansas City Water Services Department showing compliance with current adopted standards in effect at the time of submission, including water quality BMP’s, to the Kansas City Water Services Department for review and acceptance for the disturbed area, and submit a micro storm drainage study with each subsequent plat or phase showing compliance with the approved macro and adopted standards. The developer shall secure permits to construct any improvements as necessary to mitigate impacts from rate, volume, and quality of runoff from each proposed phase, prior to recording the plat or prior to issuance of a building permit, whichever occurs first, as required by the Kansas City Water Services Department.
41. The developer shall obtain the executed and recorded City approved grading, temporary construction, drainage/sewer, or any other necessary easements from the abutting property owner(s) that may be required prior to submitting any public improvements crossing properties not controlled by the developer and include said document(s) within the public improvement applications submitted for permitting.
42. The developer shall submit plans for grading, siltation, and erosion control to the Kansas City Water Services Department for review and acceptance, provide a copy of the Storm Water Pollution Prevention (SWPP) plan submitted to the Missouri Department of Natural Resources (MDNR) and secure a site disturbance permit for any proposed disturbance area equal to one acre or more prior to beginning any construction activities.
43. The developer shall submit an analysis to verify adequate capacity of the existing sewer system as required by the Kansas City Water Services Department prior to issuance of a building permit to connect the private system to the public sewer main and depending on adequacy of the receiving system, make other improvements as may be required.
44. The developer shall grant a BMP easement to the City as required by the Kansas City Water Services Department, prior to recording the plat or issuance of any building permits.
45. The developer shall enter into a covenant agreement for the maintenance of any storm water detention area tracts as required by the Kansas City Water Services Department, prior to recording the plat.
46. The developer shall secure permits to extend public sanitary and storm water conveyance systems to serve all proposed lots within the development and determine adequacy of receiving systems as required by the Kansas City Water Services Department, prior to recording the plat or issuance of a building permit, whichever occurs first. Easements shall be per the Kansas City Water Services Department matrix easement.
47. The developer shall submit plans and obtain permits for construction of off-site detention basin prior to issuance of building permits.
A copy of said development plan is on file in the office of the City Clerk with this ordinance and is made a part hereof.
Section C. That the development plan described above is hereby approved with the following deviations from Chapter 88, Zoning and Development Code:
1. A deviation to section 88-347-02-A, location standards for gasoline and fuel sales, to permit construction of a new fuel station 107 feet from an existing gas station.
2. A deviation to section 88-347-02-D.4b, canopy lighting standards for gasoline and fuel sales, to permit a maximum of 55.9 foot-candles of illumination under the canopy structure.
Section D. That the Council finds and declares that before taking any action on the proposed amendment and development plan hereinabove, all public notices and hearings required by the Zoning and Development Code have been given and had.
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I hereby certify that as required by Chapter 88, Code of Ordinances, the foregoing ordinance was duly advertised and public hearings were held.
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Sara Copeland, FAICP
Secretary, City Plan Commission
Approved as to form:
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Sarah Baxter
Senior Associate City Attorney