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Planning and Urban Design
701 North 7th Street, Room 423 Phone: (913) 573-5750
Kansas City, Kansas 66101 Fax: (913) 573-5796
Email: planninginfo@wycokck.org www.wycokck.org/planning
To: City Planning Commission
From: Planning and Urban Design Staff
Date: August 9, 2021
Re: Petition PR2021-020
GENERAL INFORMATION
Applicant:
Mike Sanders
Status of Applicant:
Representative
Lance Scott with CFS Engineers
1421 East 104th Street
Kansas City, MO 64131
Requested Action:
Approval of a Preliminary and Final
N
Development Plan.
Date of Application:
May 28, 2021
Purpose:
To build a 30,000 square foot office and
warehouse with an initial laydown area.
Property Location:
4605 Shearer Road
Kansas City, KS 66109 N
PR2021-020 August 9, 2021 1
Commission District: Commissioner At Large: Tom Burroughs
District #6 Commissioner: Angela Markley
Existing Zoning: MP-2 Planned General Industrial District
Adjacent Zoning: North: MP-2 Planned General Business District
South: R-1 Single Family District
East: M-2 General Industrial District
West: R-1 Single Family District
Adjacent Uses: North: Undeveloped land (approved for
contractor storage yard)
South: Single family homes
East: Office and warehousing
West: Single family homes
Total Tract Size: 4.79 Acres
Master Plan Area: City-Wide Master Plan
Master Plan Designation: The Prairie Delaware Piper Master Plan designates
this property as Business Park, which allows
warehouse (non-hazardous materials), distribution
(non-hazardous materials), Business/research parks,
related commercial and service uses such as
wholesale stores, outlet stores, office supply stores,
service stations, convenience stores, hotels, motels,
supporting restaurants, etc., and medical facilities.
Major Street Plan: The Major Street Plan classifies Shearer Road as a
Local Street.
Parking Requirement: Sec. 27-469(e) states in no case, however, shall less
than one (1) spaces for each 500 square feet of
building floor area be provided. For buildings larger
than 20,000 square feet, only one (1) space for each
1,000 square feet needs to be provided for
increments between 20,000 and 50,000 square feet.
Advertisement: Property Owner Letters – June 18, 2021 and July 6,
2021
Wyandotte Echo – Not Required
Public Hearing: August 9, 2021
Public Support: None to date.
Public Opposition: None to date.
PR2021-020 August 9, 2021 2
PROPOSAL
Detailed Outline of Requested Action: The applicant, Mike Sanders with Nampara
Properties, LLC filed a Preliminary Development Plan to build a 30,000 square foot
office and industrial warehouse with the initial use of the property being a laydown area
for materials and supplies on 4.79 acres at 4605 Shearer Road.
City Ordinance Requirements: Article VIII Sections 27-340 – 27-765
Zoning Enforcement Action: None to date.
FACTORS TO BE CONSIDERED
1. Neighborhood character.
The property is situated within an industrial business park, known as Melrose
Business Park Phase 2. There are a few remaining vacant lots that are
industrially zoned. This property borders single family homes to the south and
west.
2. The extent to which the proposed use would increase the traffic or parking
demand in ways that would adversely affect road capacity, safety, or create
parking problems.
The proposed use will increase traffic along Shearer Road, however not to the
point that will adversely affect road capacity, safety or create parking problems
because this area is designated as a business park.
3. The degree of conformance of the proposed use to the Master Plan.
The proposed use conforms to the Master Plan as this is an industrial use.
4. The extent to which utilities and public services are available and adequate
to serve the proposed use.
a. Water service
Water service is provided by BPU.
b. Sanitary sewer service
Sanitary sewer service is provided by the UG.
c. Storm water control
Designed to meet City Code.
PR2021-020 August 9, 2021 3
d. Police
Police service is provided by the South Patrol, District #223.
e. Fire
Fire service is provided by Station #17, located at South 51st Street and
Matney Avenue.
f. Transit
Kansas City ATA does not provide transit service near this property. The
closest transit stop is at 42nd and Metropolitan Avenue, approximately
northeast 1.07 miles, Route #104.
g. Schools
Public education is provided by Turner USD 202.
5. The capability of the proposed use to meet applicable ordinance and other
requirements.
With revisions, the proposed use is capable of meeting applicable ordinance and
other requirements.
PREVIOUS ACTIONS
None
NEIGHBORHOOD MEETING
The applicant held a neighborhood meeting by phone and email (allowing comment up
to June 30, 2021).
Attached is the list of persons who attended the meeting, minutes, affidavit and/or
submitted comments to the applicant.
KEY ISSUES
Screening from residences
Noise
Lighting
PR2021-020 August 9, 2021 4
STAFF COMMENTS AND SUGGESTIONS
Planning and Urban Design Comments:
1. Submit building elevations for the 30,000 square foot building. Building elevations
are a submittal requirement for the Preliminary Development Plan.
Applicant Response: Building elevations are included in the submittal.
2. The 30,000 square foot office and warehouse building will require its own Final
Development Plan.
Applicant Response: Noted.
3. The exterior portion of the building where the office is located shall comply with
the Commercial Design Guidelines.
Applicant Response: Noted.
4. What is the anticipated timeline for the laydown area to be used before the
30,000 square foot building is constructed? Sec. 27-211(j) In the event that a
plan or section thereof is given final approval and thereafter the landowner shall
abandon said plan or a section thereof and shall so notify the Unified
Government in writing, or in the event the landowner shall fail to commence, as
evidenced by receipt of building permits and start of construction, the planned
development within eighteen (18) months after final approval has been granted
or in the case of subsequent phases each shall be initiated within twenty-four
(24) months of issuance of a certificate of occupancy on the entire preceding
phase or the plan will be considered abandoned, then in either event such a final
approval shall terminate and shall be deemed null and void unless such time
period is extended by the Planning Commission upon written application by the
landowner. Wherever a final plan or section thereof has been abandoned as
provided in this section, no development shall take place on the property until a
new development plan has been approved.
Applicant Response: Timeline for building construction has not been determined.
UG timelines are noted.
5. Sec. 27-469(c)(2) No equipment, material or vehicles, other than operable
motor passenger cars, may be kept, parked, stored or displayed closer than 25
feet to a street line unless such area is screened from the street by a solid
fence or other obstruction, set back not less than six feet from the street line
and not less than three feet in height.
Applicant Response: Noted.
6. Sec. 27-469(c)(3) All accessory materials and products that have been
previously used, such as lumber, steel and other metals and concrete products
PR2021-020 August 9, 2021 5
shall be totally screened from view from off the premises. Yards for junk,
inoperable vehicles, or salvage storage are not permitted in this district.
Applicant Response: Noted.
7. The existing slope and vegetation on the western and south property lines shall
be preserved and enhanced as the residences will be in plain view of the
laydown yard and future building site. This tree line effectively screens the
laydown area and future building site from the single-family homes to the west.
Applicant Response: Existing slope and vegetation (trees) along the south and
west lines have been left in place above the proposed retaining walls. Ground
cover will be enhanced with native grasses as shown on the landscape plan.
8. Sec. 27-700(b)(3) A buffer area shall be provided along side and rear property
lines common to or across an alley from residentially zoned property and shall
consist of an area 15 feet in width improved with a six (6) foot architectural
screen (wood or metal privacy fence with masonry columns every 32 feet on
center) adjacent to the property line and one (1) row of shade trees not spaces
more than 40 feet on center and one row of large shrubs spaced not more than
eight feet on center. The landscaping on the south and west property line shall
be enhanced to meet this code.
Applicant Response: A six (6) foot masonry fence is shown on Sheet C4, FDP
Site Plan. A masonry fence meets the definition of architectural screen per Sec.
27-696.
Staff Response: To ensure that the residences are protected from having to look
down on the storage yard and industrial building (future), the privacy fence with
masonry columns every 32 feet on center shall be installed between the retaining
wall and the existing vegetation (abutting the property lines) on the south and
west slopes.
9. Significant landscaping shall be installed behind the residences on the western
property line that currently have overgrown vegetation against the fence line.
Applicant Response: See Landscape Plan.
10. Provide a cross section of the sight lines from the residences to the west and
south?
Applicant Response: Sheet C6 has been added to the submittal.
11. What is the noise level?
a. Sec. 27-469(c)(1)d. No use shall be permitted or so operated as to
produce or emit: Noise greater than 80 decibels at repeated intervals for a
sustained length of time at any point on the property line or noise which
causes the day-night level average to exceed 65 decibels for any
residence for a sustained period.
PR2021-020 August 9, 2021 6
Applicant Response: Noise level will not exceed 80 decibels at repeated
intervals for a sustained length of time at any point on the property line or noise
which causes the day-night level average to exceed 65 decibels for any
residence for a sustained period.
12. What are the hours of operation?
Applicant Response: To be determined.
13. How will lighting be mitigated?
a. Sec. 27-700(b)(9) Any lighting used to illuminate an off-street parking
area, sign or other structure shall be arranged as to deflect light away
from any adjoining residentially zoned property or from public streets.
Direct or sky-reflected glare, from floodlights or commercial operations,
shall not be directed into any adjoining property. The source of lights
shall be hooded or controlled. Bare incandescent light bulbs shall not be
permitted in view of adjacent property or public right-of-way. Any light or
combination of lights that cast light on adjacent residentially zoned
property shall not exceed one foot candle as measured from said
property line.
Applicant Response: Lighting shall meet the requirements of Sec. 27-700(b)(9).
See Sheet E1, Lighting Plan.
Staff Response: All lighting, whether mounted on the building or installed in the
parking lot shall be hooded or controlled to direct light 90-degrees downward. No
light may cast light or glare off the property or onto the public street. In addition to
vertical glare, lighting may not cast horizontally on adjacent properties.
14. The laydown area may be asphalt millings, however the drive aisles to get to
the storage pads must be paved with concrete or asphalt. The entire parcel, not
including ground cover and storm water detention cannot be wholly covered
with asphalt millings.
Applicant Response: The owner requests that the laydown area is wholly
covered with asphalt millings, tenants do not want paved drive aisles. Paved
drive aisles at laydown areas do not last very long and will rarely be used.
Laydown areas need to be flexible.
Staff Response: Sec. 27-675(a) All parking, loading and maneuvering areas
except those serving single-family dwellings or agricultural uses shall be graded
and surfaced with a permanent bituminous or concrete pavement. The minimum
such surface shall be two (2) inches of asphalt over six (6) inches of compacted
gravel. The Unified Government Engineer shall determine acceptable
alternatives. All parking spaces shall be clearly marked. All improvements shall
be designed and constructed as necessary to prevent dust, erosion, excessive
water flow across streets or adjoining property, and to control traffic. A less but
dust-free standard of improvement may be permitted by the Unified Government
PR2021-020 August 9, 2021 7
Engineer for industrial storage yards used exclusively for inoperable vehicles,
parts, building materials, supplies and equipment of heavy construction
equipment and not for parking, loading or maneuvering.
The accepted and approved alternative by the Planning and Urban Design and
Public Works Departments is asphalt millings for storage laydown pads for the
placement of equipment and materials, but the drive aisles that lead to these
pads shall be paved with either asphalt or concrete. This standard precedes the
current Director of Planning and Urban Design and Public Works County
Engineer dating back to the late 2000s.
Planning Engineering Comments:
A) Items that require plan revision or additional documentation before engineering can
recommend approval:
1) None
B) Items that are conditions of approval:
1) Construction plans shall meet UG standards and criteria, and shall be reviewed
and approved by UG prior to construction permit acquisition.
C) Comments that are not critical to engineering’s recommendations for this specific
submittal, but may be helpful in preparing future documents:
1) None
STAFF RECOMMENDATION
Staff recommends that the City Planning Commission make the findings contained
within the staff report related to Factors to be Considered, and Key Issues and
APPROVE Petition PR2021-020 subject to all comments and suggestions outlined in
this staff report, and summarized in the following conditions:
1. The 30,000 square foot office and warehouse building will require its own
Final Development Plan;
2. The exterior portion of the building where the office is located shall comply
with the Commercial Design Guidelines;
3. Sec. 27-211(j) In the event that a plan or section thereof is given final
approval and thereafter the landowner shall abandon said plan or a section
thereof and shall so notify the Unified Government in writing, or in the
event the landowner shall fail to commence, as evidenced by receipt of
building permits and start of construction, the planned development within
eighteen (18) months after final approval has been granted or in the case of
subsequent phases each shall be initiated within twenty-four (24) months
of issuance of a certificate of occupancy on the entire preceding phase or
the plan will be considered abandoned, then in either event such a final
approval shall terminate and shall be deemed null and void unless such
time period is extended by the Planning Commission upon written
application by the landowner. Wherever a final plan or section thereof has
been abandoned as provided in this section, no development shall take
place on the property until a new development plan has been approved;
PR2021-020 August 9, 2021 8
4. Sec. 27-469(c)(2) No equipment, material or vehicles, other than operable
motor passenger cars, may be kept, parked, stored or displayed closer
than twenty-five (25) feet to a street line unless such area is screened
from the street by a solid fence or other obstruction, set back not less
than six feet from the street line and not less than three feet in height;
5. Sec. 27-469(c)(3) All accessory materials and products that have been
previously used, such as lumber, steel and other metals and concrete
products shall be totally screened from view from off the premises. Yards
for junk, inoperable vehicles, or salvage storage are not permitted in this
district;
6. The existing slope and vegetation on the western and south property lines
shall be preserved and enhanced as the residences will be in plain view of
the laydown yard and future building site. This tree line effectively screens
the laydown area and future building site from the single-family homes to
the west. The applicant has stated that the existing slope and trees along
the south and west lines have been left in place above the proposed
retaining walls;
7. Sec. 27-700(b)(3) A buffer area shall be provided along side and rear
property lines common to or across an alley from residentially zoned
property and shall consist of an area fifteen (15) feet in width improved with
a six (6) foot architectural screen (wood or metal privacy fence with
masonry columns every 32 feet running) adjacent to the property line and
one (1) row of shade trees not spaces more than forty (40) feet on center
and one row of large shrubs spaced not more than eight feet on center. The
landscaping on the south and west property line shall be enhanced to meet
this code.
In order to ensure that the residences are protected from having to look
down on the storage yard and industrial building (future), the privacy fence
with masonry columns every thirty-two (32) feet running shall be installed
between the retaining wall and the existing vegetation (abutting the
property lines) on the south and west slopes;
8. Significant landscaping shall be installed behind the residences on the
western property line that currently have overgrown vegetation against the
fence line;
9. Street trees along Shearer Road shall be installed during construction of
the laydown storage area;
10. Sec. 27-469(c)(1)d. No use shall be permitted or so operated as to produce
or emit: Noise greater than 80 decibels at repeated intervals for a sustained
length of time at any point on the property line or noise which causes the
day-night level average to exceed 65 decibels for any residence for a
sustained period;
11. All lighting, whether mounted on the building or installed in the parking lot
shall be hooded or controlled to direct light 90-degrees downward. No light
may cast light or glare off the property or onto the public street. In addition
to vertical glare, lighting may not cast horizontally on adjacent properties;
and,
12. The laydown area may be asphalt millings, however the drive aisles to get
to the storage pads must be paved with concrete or asphalt. The entire
PR2021-020 August 9, 2021 9
parcel, not including ground cover and storm water detention cannot be
wholly covered with asphalt millings.
Sec. 27-675(a) All parking, loading and maneuvering areas except those
serving single-family dwellings or agricultural uses shall be graded and
surfaced with a permanent bituminous or concrete pavement. The
minimum such surface shall be two (2) inches of asphalt over six (6) inches
of compacted gravel. The Unified Government Engineer shall determine
acceptable alternatives. All parking spaces shall be clearly marked. All
improvements shall be designed and constructed as necessary to prevent
dust, erosion, excessive water flow across streets or adjoining property,
and to control traffic. A less but dust-free standard of improvement may be
permitted by the Unified Government Engineer for industrial storage yards
used exclusively for inoperable vehicles, parts, building materials, supplies
and equipment of heavy construction equipment and not for parking,
loading or maneuvering.
The accepted and approved alternative by the Planning and Urban Design
and Public Works Departments is asphalt millings for storage laydown
pads for the explicit placement of equipment and materials, whereas the
drive aisles that lead to these pads shall be paved with either concrete or
asphalt. This standard precedes the current Director of Planning and Urban
Design and Public Works County Engineer dating back to the late 2000s.
ATTACHMENTS
Aerial Map
Zoning Map
Land Use Map
Applicant Response Letter
Neighborhood Meeting Minutes
Site Plan for Building Site
Site Plan for Laydown Yard
Grading Plan
Landscape Plan
Landscaping Cross Section
Site Lighting
Building Elevations
Site Photographs provided by Staff dated June 17, 2021.
REVIEW OF INFORMATION AND SCHEDULE
Action Planning Commission Unified Government Board of Commissioners
Public Hearing August 9, 2021 August 26, 2021
Preliminary and
Final Plan
STAFF CONTACT: Byron Toy, AICP
PR2021-020 August 9, 2021 10MOTIONS
I move the Kansas City, Kansas City Planning Commission recommend APPROVAL of
Petition PR2021-020 to the Unified Government Board of Commissioners, as meeting
all the requirements of the City Code and being in the interest of the public health,
safety and welfare subject to such modifications as are necessary to resolve to the
satisfaction of City Staff all comments contained in the Staff Report; and the following
additional requirements of the Kansas City, Kansas City Planning Commission:
1._________________________________________________________;
2. _____________________________________________________; And
3. ________________________________________________________.
OR
I move the Kansas City, Kansas City Planning Commission recommend DENIAL of
Petition PR2021-020, to the Unified Government Board of Commissioners, as it is not in
compliance with the City Ordinances and as it will not promote the public health, safety
and welfare of the City of Kansas City, Kansas; and other such reasons that have been
mentioned.
PR2021-020 August 9, 2021 11Figure 1. Aerial Photograph for 4605 Shearer Road (provided by UG Maps). PR2021-020 August 9, 2021 12
Figure 2. Zoning Map of 4605 Shearer Road (provided by UG Maps). PR2021-020 August 9, 2021 13
Figure 3. City-Wide Master Plan Land Use Map (provided by ArcMap). PR2021-020 August 9, 2021 14
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Figure 1. Site Photograph of 4605 Shearer Road (provided by Staff). Figure 2. Site Photograph of 4605 Shearer Road (provided by Staff). PR2021-020 August 9, 2021 29
Figure 3. Photograph of 4605 Shearer Road (provided by Staff). Figure 4. Site Photograph of 4605 Shearer Road (provided by Staff). PR2021-020 August 9, 2021 30
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