ORDINANCE NO. 260825
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Sponsor: Director of City Planning and Development Department
Approving a development plan on about 37.73 acres generally located at 9001 Troost Avenue in District M3-5 to allow for a tree recycling facility. (CD-CPC-2026-00098).
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BE IT ORDAINED BY THE COUNCIL OF KANSAS CITY:
Section A. That a development plan in District M3-5 (Manufacturing 3) generally located at 9001 Troost Avenue, and more specifically described as follows:
A tract of land in the South Half of Section 21, Township 48 North, Range 33 West of the Fifth Principal Meridian, more particularly described as follows: Commencing at the southwest corner of the Southwest Quarter of said Section 21; thence South 86° 51' 41" East, along the south line of said Southwest Quarter, a distance of 50.01 feet to the east right-of-way line of Troost Avenue, as now established; thence North 02° 02' 17" East, along the east right-of-way line, 50.00 feet east of and parallel to the west line of said Southwest Quarter, a distance of 247.50 feet to the true point of beginning; thence continuing North 02° 02' 17" East, along said east right-of-way line, a distance of 413.17 feet; thence South 86° 46' 28" East, a distance of 2568.67 feet to a point on the east line of said Southwest Quarter; thence North 02° 03' 21" East, along said east line, a distance of 0.69 feet; thence South 86° 51' 54" East, a distance of 416.67 feet; thence South 41° 21' 44" West, a distance of 684.50 feet; thence South 78° 52' 04" West, a distance of 420.37 feet to a point that is 16.00 feet north of said south line of the Southwest Quarter; thence North 86° 51' 41" West, 16.00 feet north of and parallel to said south line, a distance of 1714.02 feet; thence North 02° 02' 17" East, parallel to said west line of the Southwest Quarter, a distance of 231.50 feet; thence North 86° 51' 41" West, parallel to said south line, a distance of 428.00 feet to the point of beginning.
is hereby approved, subject to the following conditions:
1. 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.
2. The developer shall submit an affidavit, completed by an ISA certified arborist, an SAF certified forester, a professional engineer, or a landscape architect licensed in the State of Missouri, verifying that all trees preserved and all trees planted to meet mitigation required of the approved plan, whichever is applicable, has been installed or preserved in accordance with the plan and is healthy prior to a certificate of occupancy.
3. All signage shall conform to Section 88-445 and shall require a sign permit prior to installation.
4. The developer shall have a water flow test done to ensure there is adequate water pressure to serve the development.
5. A full flow fire meter shall be required when the fire protection service line serves more than one building, and/or combination service lines 6 inches and larger, that have private fire hydrants connected to them.
6. 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.
7. The developer shall submit a storm drainage analysis from a Missouri-licensed civil engineer to the Kansas City Water Services Department evaluating proposed improvements and impact to drainage conditions. Since this project is within a "Combined Sewer Overflow" (CSO) district, the project shall be designed to retain rainfall of 1.5 inch depth over the disturbed area to simulate natural runoff conditions and reduce small storm discharge to the combined sewer system and manage the 10-year storm and 100-year storm per currently adopted APWA standards. The analysis shall be submitted prior to issuance of any building permits, and the developer shall secure permits to construct any improvements required by the Kansas City Water Services Department prior to issuance of any certificate of occupancy.
8. All 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.
9. 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.
10. 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.
11. 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.
12. 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)
13. 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)
14. 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)
15. 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)
16. The turning radius for Fire Department access roads shall be 30 feet inside and 50 feet outside radius. (IFC-2018: § 503.2.4)
17. Required Fire Department access roads shall be designed to support a fire apparatus with gross axle weight of 85,000 pounds. (IFC-2018: § 503.2.3)
18. If an approved security gate spans across a fire access road, an approved means for emergency operation shall be provided. Electric gates shall require a siren sensor device typically referred to as a “yelp gate” (IFC-2018 § 503.6)
19. Fire hydrant distribution shall follow IFC-2018 Table C102.1.
20. All required Fire Department access roads shall be an all-weather surface. Grass pavers are not permitted. (IFC-2012: § 503.2.3)
21. The developer shall meet the fire flow requirements as set forth in Appendix B of the International Fire Code 2018. (IFC-2018 § 507.1)
22. Exterior storage piles of compost, wood chips, and fines must not exceed 25 feet in height, 150 feet in width, and 250 feet in length. Piles must be continuously monitored for temperature and separated by designated fire apparatus access roads. (IFC-2018:§2808.3)
23. 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.
24. 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.
25. 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.
26. 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 certificate of occupancy, or prior to the recording of the final plat, whichever occurs first.
27. 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.
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 B. That the Council finds and declares that before taking any action on the proposed 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