ORDINANCE NO. 260987
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Sponsor: Director of City Planning and Development Department
Approving a development plan on about 42 acres generally located at 3601 N.W. Tiffany Springs Parkway in District B3-3 to allow for 243 residential units. (CD-CPC-2026-00119).
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BE IT ORDAINED BY THE COUNCIL OF KANSAS CITY:
Section A. That a development plan in District B3-3 (Community Business) generally located at 3601 N.W. Tiffany Springs Parkway, and more specifically described as follows:
A tract of land situated in the Southeast Quarter of Section 36, Township 52 North, Range 34 West and the Southwest Quarter of Section 31, Township 52 North, Range 33 West, all being in Kansas City, Platte County, Missouri, said tract of land lies south of and coincident with the south right-of-way line of N.W. Tiffany Springs Parkway and west of and coincident with the west right-of-way line of N.W. Skyview Drive as each of said parkway and drive are now established. said tract of land being now more particularly described as follows: Commencing at the southeast corner of the Southeast Quarter of aforesaid Section 36, being also the southwest corner of the Southwest Quarter of aforesaid Section 31; thence North 00°43'00” East along the east line of the Southeast Quarter of said Section 36, being also along the west line of the Southwest Quarter of said Section 31, a distance of 761.83 feet to the point of beginning of the tract of land to be herein described; thence North 90°00'00” West, a distance of 672.19 feet; thence North 14°52'14" East, a distance of 567.98 feet; thence North 03°06'56" East, a distance of 361.73 feet; thence North 24°18'30" East, a distance of 153.36 to a point on the southerly right-of-way line of aforesaid N.W. Tiffany Springs Parkway as established by Resolution No. 20325 as more fully set forth in the document recorded May 14, 1986 in the office of said Recorder of Deeds as Instrument No. 026148 in Book 683 at page 747; thence along the southerly right-of-way line of said N.W. Tiffany Springs Parkway as established by said Resolution No. 20325, the following courses and distances; thence northeasterly along a curve to the right, not tangent to the last described course, having an initial tangent bearing of North 89°12'55" East, a radius of 807.00 feet and a central angle of 0°43'11", an arc length of 10.14 feet; thence North 89°56'06" East (North 90°00'00" East, deed), tangent to the last described curve, a distance of 490.77 feet; thence easterly and northeasterly along a curve to the left, tangent to the last described course, having a radius of 881.00 feet and a central angle of 11°00'00", an arc length of 169.14 feet; thence North 78°56'06" East (North 79°00'00" East, deed), tangent to the last described curve, a distance of 715.77 feet; thence southeasterly along a curve to the right, not tangent to the last described course, having an initial tangent bearing of South 79°07'02" East (South 80°28'24" East, deed), a radius of 189.00 feet and a central angle of 39°32'20", an arc length of 130.43 feet (134.94 feet, deed); thence South 39°34'42" East (South 39°33'56" East, deed), a distance of 100.25 feet to the most northerly point described as set forth in the General Warranty Deed recorded November 17, 2009 in the office of said Recorder of Deeds as Document No. 16540 in Book 1149 at page 468 for additional right-of-way to aforesaid N.W. Skyview Drive; thence departing from the southerly right-of-way line of said N.W. Tiffany Springs Parkway as established by said Resolution No. 20325, being now along the westerly right-of-way line of said N.W. Skyview Drive as established by said Document No. 16540, the following courses and distances; thence southeasterly and southerly along a curve to the right, tangent to the last described course, having a radius of 236.00 feet and a central angle of 44°33'37", an arc length of 183.54 feet; thence South 04°58'55" West (South 04°59'41" West, deed), a distance of 894.38 feet; thence North 90°00'00" West, departing from the westerly right-of-way line of said N.W. Skyview Drive, a distance of 1,077.22 feet to the point of beginning. This description having been prepared by Tyler M. Sudduth, Mo PLS-2025015912. Mec Corporate Certificate / License No. 2012009395 containing 1,837,134 square feet or 42.175 acres, more or less.
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 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. 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.
4. 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.
5. All signage shall conform to Section 88-445 and shall require a sign permit prior to installation.
6. The developer shall comply with all boulevard and parkway standards (88-323) and pedestrian standards (88-450), or seek approval of a variance prior to issuance of building permits.
7. Prior to the issuance of any certificate of occupancy, the applicant must gain approval of and record a final plat.
8. 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.
9. Prior to recording the final plat the developer shall upload and secure approval of a street tree planting plan from the City Forester.
10. Prior to submittal of a final plat for the initial phase of the development, the applicant must submit a street name plan for the entire development and obtain approval from the street name committee. Any subsequent amendments to the approved plan may, at the discretion of the Director of City Planning and Development, require submission and approval of a revised street name plan.
11. 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)
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. 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)
14. Fire hydrant distribution shall follow IFC-2018 Table C102.1.
15. The turning radius for Fire Department access roads shall be 30 feet inside and 50 feet outside radius. (IFC-2018: § 503.2.4)
16. 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)
17. One and two family residential developments exceeding 30 dwelling units shall have at least two separate and approved fire apparatus access roads. (IFC-2018: § D107.1)
18. 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)
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 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)
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. The developer shall provide a note on the plans indicating the use of metal door frames or jamb braces on exterior residential doors at the time of building plan review.
23. The developer shall provide a note on the plans for residential units to have 180-degree eye viewers, such as peep holes, at the time of building plan review.
24. The developer shall submit a letter to the Parks and Recreation Department from a licensed civil engineer, licensed architect, or licensed landscape architect, who is registered in the State of Missouri, stating the condition of the sidewalks, curbs, and gutters along boulevard/parkway, which is a Parks and Recreation jurisdictional street. The letter shall identify state of repair as defined in Chapters 56 and 64, Code of Ordinances, for the sidewalks, curbs, and gutters. It shall identify the quantity and location of sidewalks, curbs, and gutters that need to be constructed, repaired, or reconstructed. 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 Parks and Recreation Department, prior to recording the plat/issuance of any certificate of occupancy permits including temporary certificate of occupancy permits.
25. The developer shall use Parks and Recreation Department approved site furnishings within parks and recreation jurisdictional street and/or park right-of-way.
26. Tiffany Springs Parkway is classified as a parkway; therefore, any new developments, façade changes, or additions as listed in the applicability section of 88-232-01-A, shall comply with the parkway and boulevard standards or obtain a deviation or granted a variance from the Board of Zoning Adjustments prior to obtaining a building permit.
27. The developer shall submit plans to Parks and Recreation Department and obtain permits prior to beginning construction of streetscape improvements (including but not limited to sidewalks, curbs, gutters, streetscape elements, pedestrian and streetlighting) on the Parks jurisdictional streets and construct improvements, ADA compliant ramps at all required locations where new private drives are being added, or where existing sidewalks are modified or repaired. Such improvements shall be installed per Parks and Recreation Department standards.
28. The developer shall be responsible for dedication of parkland, private open space in lieu of parkland, or payment of cash-in-lieu of either form of dedication, or any combination thereof in accordance with Section 88-408. Should the developer choose to pay cash-in-lieu of dedicating all or a portion of the required area, the amount due shall be based upon the 2026 acquisition rate of $20,065.67 per acre. This requirement shall be satisfied prior to certificate of occupancy.
29. Prior to construction adjacent to a Parks and Recreation jurisdictional street and/or park the developer and/or their representative shall obtain a Parks and Recreation permit for storage and restoration within a park or a Parks and Recreation jurisdictional street right-of-way including but not limited to the installation of construction trailer, stockpiling of materials or equipment, construction roads and utility cabinets/meters.
30. 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.
31. The developer shall submit construction plans in compliance with adopted standards for all improvements required by the traffic study approved by the Public Works Department, and shall secure permits for those improvements as required by the Land Development Division, prior to recording the plat.
32. 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.
33. 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.
34. 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.
35. 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.
36. The developer shall design and construct all improvements to existing public streets to City standards, as required by Chapter 88 and the Land Development Division, including median crossing pavement, auxiliary turn lane pavement, curb and gutter, storm sewers, streetlights, and sidewalks as applicable.
37. The developer shall have a water flow test done to ensure there is adequate water pressure to serve the development.
38. 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.
39. Water main extension plans shall be submitted through CompassKC and prepared by a Missouri professional engineer for the public fire hydrants along the perimeter streets at 300' max spacing. The WME plans for the new public fire hydrants shall be reviewed and approved and under contract(permit) prior to building permit issuance or final platting, whichever occurs first.
40. The developer shall submit a preliminary stream buffer plan prior to approval of the special use/development/rezoning plan in accordance with the Section 88-415 requirements.
41. All agreement and easement documents shall be submitted using Information Bulletin IB159 to the Infrastructure Review Application on CompassKC for review and approval by the Kansas City Water Services Department prior to issuance of any permits.
42. 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.
43. The developer shall submit a final stream buffer plan to the Kansas City Water Services Department for approval prior to issuance of any building permits and obtain permits for the stream buffer prior to removal of any mature riparian species within the buffer zones due to construction activities on the site, in accordance with the Section 88-415 requirements.
44. 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.
45. The developer shall grant BMP easements to the City as required by the Kansas City Water Services Department, prior to recording the plat or issuance of any building permits.
46. The developer shall submit a storm drainage analysis from a Missouri licensed civil engineer to the Kansas City Water Services Department, in accordance with adopted standards, including a BMP level of service analysis prior to approval and issuance of any building permits, and the developer shall secure permits to construct any improvements as required by the Kansas City Water Services Department prior to issuance of any certificate of occupancy.
47. 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.
48. The developer shall grant on City approved forms, a stream buffer easement to the City, as required by Chapter 88 and KC Water, prior to issuance of any stream buffer 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 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