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Legislation #: 180496 Introduction Date: 7/19/2018
Type: Ordinance Effective Date: none
Sponsor: None
Title: Rezoning about 1.09 acres generally located at the northwest corner of Cherry Street and E. Armour Boulevard from Districts R.0.5 and R-2.5 to District UR and rezoning approximately 4.33 acres at all four corners of the intersection of Armour Boulevard and Troost from Districts B3-2, R-0.5 and R-5 to District UR, and approving a preliminary development plan. (14943-UR) ***Chairman Taylor plans to hold this for one week until August 1, 2018.*** 

Legislation History
DateMinutesDescription
7/10/2018 Filed by the Clerk's office
7/19/2018 Referred to Planning, Zoning & Economic Development Committee
7/25/2018 Hold Off Agenda
8/7/2019 Release
8/21/2019 Released

View Attachments
FileTypeSizeDescription
letters.pdf Other 1620K letters
revised plan.pdf Plan 8269K revised plan
180496 Exhibit A.pdf Exhibit 770K Exhibit A
180496 Staff Report.pdf Staff Report 1039K StaffReport
180496 Fact Sheet.pdf Fact Sheet 421K Fact Sheet

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ORDINANCE NO. 180496

 

Rezoning about 1.09 acres generally located at the northwest corner of Cherry Street and E. Armour Boulevard from Districts R.0.5 and R-2.5 to District UR and rezoning approximately 4.33 acres at all four corners of the intersection of Armour Boulevard and Troost from Districts B3-2, R-0.5 and R-5 to District UR, and approving a preliminary development plan. (14943-UR) ***Chairman Taylor plans to hold this for one week until August 1, 2018.*** 

 

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 88-20A1153, rezoning an area of approximately 1.09 acres generally located at the northwest corner of Cherry Street and E. Armour Boulevard from Districts R.0.5 (Residential 0.5) and R-2.5 (Residential 2.5) to District UR (Urban Redevelopment) and rezoning approximately 4.33 acres at all four corners of the intersection of Armour Boulevard and Troost from Districts B3-2 (Community Business), R-0.5 (Residential 0.5) and R-5 (Residential 5) to District UR (Urban Redevelopment), said section to read as follows:

 

Section 88-20A1153. That an area legally described as:

 

520 E. ARMOUR

Beginning at the point of intersection of the centerlines of Armour Boulevard and Cherry Street, thence westerly along said centerline of Armour Boulevard to the intersection of the prolongation of the west lot line of Lot 13; thence northerly along the west lot line of Lot 13, 14, 15, 16 & 17 to the northwest corner of Lot 17; thence easterly along the north lot line of Lot 17 to the intersection of the prolongation of the north lot line of Lot 17 with the centerline of Cherry Street; thence southerly along the centerline of Cherry Street to the Point of Beginning.

 

ARMOUR AND TROOST

Beginning at the point of intersection of the centerlines of Armour Boulevard and Harrison Street, thence easterly along said centerline of Armour Boulevard to the intersection of the prolongation of the west lot line of Lot 7 Hingston Grove; thence northerly along the west lot line of Lot 7, 6, 5, & 4 Hingston Grove to south 30 feet of Lot 4 Hingston Grove; thence easterly along the south 30 feet of Lot 4 to the intersection of the prolongation of the south 30 feet of Lot 4 with the centerline of Troost Avenue; thence southerly along the centerline of Troost Avenue to the intersection of the prolongation of the south 39 feet of Lot 3 Arcade Place; thence easterly along the south 39 feet of Lot 3 to the east 123.75 feet of Lot 3; thence southerly along the east lot line of Lot 3, 2 & 1 to the intersection of the prolongation with the centerline of Armour Boulevard; thence easterly along said centerline of Armour Boulevard to the intersection of the prolongation of the east lot line of Lot 3 Sedgwick Place; thence southerly along the east lot line of Lot 3 to the southeast corner of Lot 3; thence westerly along the south lot line of lot 3 & 4 to the intersection of the prolongation of the south lot line of Lot 4 with the centerline of Troost Avenue; thence southerly along the centerline of Troost Avenue to the intersection of the prolongation of the south lot line of Lot 5 Edna Place; thence westerly along south lot line of Lot 5 to the southwest corner of Lot 5; then northerly along west lot lines of Lot 4 & 5 Edna Place to the north 10 feet of Lot 9; thence westerly along north 10 feet of Lot 9 to the intersection of the prolongation with the centerline of Harrison Boulevard; thence northerly along the centerline of Harrison Boulevard to the Point of Beginning.

 

is hereby rezoned from Districts R.0.5 (Residential 0.5) and R-2.5 (Residential 2.5) to District UR (Urban Redevelopment) and from Districts B3-2 (Community Business), R-0.5 (Residential 0.5) and R-5 (Residential 5) to District UR (Urban Redevelopment), all as shown outlined on a map marked Section 88-20A1153, 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.                  That the plans be revised as follows:

 

a.                   A table added to the plans outlining those uses to be permitted as outlined in the staff report.

 

b.                  A note on the plan stating that a Tavern or Nightclub use requires prior approval of a Special Use Permit.

 

c.                   A note on the plan stating that Food and Beverage Retail Sales is a permitted use but that liquor stores shall be prohibited.

 

d.                  A line be added to the plan delineating the extent of commercial uses for the building at 3500 Troost by restricting those uses to the eastern half of the building.

 

e.                   A note added and the parking table numbers updated to reflect a parking ratio of 0.5 parking spaces per residential unit at the northeast, northwest, southeast and southwest corners of Armour and Troost.

 

f.                   A parking ratio of 0.7 shall be maintained for the site at the northwest corner of Armour and Cherry.

 

g.                  Show concepts for stormwater management facilities.

 

h.                  New/replaced ADA ramps shall align with those on the opposing corners and align with existing crosswalk striping. Changes to striping within public streets require public improvement plan review and permit.

 

2.                  A project plan application shall be submitted for each phase/building. The developer shall provide notice to all property owners and registered neighborhood organizations as provided by 88-505-07.

 

3.                  Each project plan submission shall comply with the requirements of the Troost Overlay District and Parkway and Boulevard Standards unless specifically called out on the face of the plans.

 

4.                  Allowed uses shall be only those shown on the approved development plan. Tavern or nightclub uses may be permitted subject to approval of a Special Use Permit and Food and Beverage Retail Sales uses are permitted but liquor stores are prohibited.

 

5.                  The minimum parking requirement for those properties at the northeast, northwest, southeast and southwest corners of Armour and Troost shall be 0.5 parking spaces per residential unit.

 

6.                  The minimum parking requirement for the site at the northwest corner of Armour and Cherry shall be 0.7 parking spaces per residential unit.

 

7.                  All new signage shall comply with all applicable standards of 88-445 (general sign standards), 88-323 (boulevard and parkway standards), and the Troost Corridor Overlay, and is subject to sign permit approval.

 

8.                  All applicable landscape standards of 88-425 (general landscape standards), 88-323 (boulevard and parkway standards), and the Troost Corridor Overlay shall apply to each phase of the project.

 

9.                  With the exception of minimum parking ratios established herein, all parking standards of 88-420 (general parking standards), 88-323 (boulevard and parkway standards), and the Troost Corridor Overlay shall apply to each phase of the project.

 

10.              The applicant shall submit detailed plans for the proposed bicycle parking facilities at the time of each project plan submittal demonstrating special provisions to accommodate bicyclists suitable for a parking reduction as outlined in section 88-420-16-K.

 

11.              Commercial uses for 3500 Troost site are limited to the eastern half of the site located at the southwest corner of Armour Boulevard and Troost Avenue and shall not extend beyond the western property line of the south portion of the site.

 

12.              The developer shall submit a storm drainage analysis from a Missouri-licensed civil engineer to the Land Development Division 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 entire site 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 Land Development Division prior to issuance of any certificate of occupancy.

 

13.              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.

 

14.              The developer shall submit verification of vertical and horizontal sight distance for the drive connections 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.

 

15.              The developer shall integrate into the existing streetlight system any relocated existing 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.

 

16.              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, identifying 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.

 

17.              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.

 

18.              The owner/developer shall submit plans for grading, siltation, and erosion control to the Land Development Division for review and acceptance, and secure a site disturbance permit for any proposed disturbance area equal to one acre or more prior to beginning any construction activities.

 

19.              The developer shall submit an analysis to verify adequate capacity of the existing sewer system as required by the Land Development Division 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.

 

20.              The applicant shall coordinate with the Parks Department in terms of parkland dedication or park fee requirements.

 

21.              The developer shall meet all Fire/Building Codes pertaining to high rises including the requirement to provide a water supply from a minimum of two water mains located on different streets. (IFC-2012 § 914.3)

 

22.              The expectation is the project will meet the fire flow requirements as set forth in Appendix B of the International Fire Code 2012. (IFC-2012: § 507.1)

 

23.              Buildings equipped with a fire standpipe system shall have an operable fire hydrant within 100 feet of the Fire Department Connection (FDC). (IFC2012: § 507.5.1.1)

 

24.              All construction shall be in compliance of the applicable building codes which are in effect at the time of construction and shall be built under valid building permits issued by the City Planning and Development Department. (IFC-2012: § 102.4)

 

25.              Review fire flow requirements and FH spacing.

 

26.              The developer shall meet water service lines current standards.

 


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 Council finds and declares that before taking any action on the proposed amendment hereinabove, all public notices and hearings required by the Zoning and Development Code have been given and had.

 

_____________________________________________

 

I hereby certify that as required by Chapter 88, Code of Ordinances, the foregoing ordinance was duly advertised and public hearings were held.

 

 

___________________________________

Secretary, City Plan Commission

 

Approved as to form and legality:

 

 

___________________________________

Sarah Baxter

Assistant City Attorney