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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: April 12, 2021
Re: Petition PR2021-006
GENERAL INFORMATION
Applicant:
Ben Stephens
Status of Applicant:
Representative
Copart
514185 Dallas Parkway
Dallas, TX 75254
Requested Action:
Approval of a Final Development Plan.
Date of Application:
February 26, 2021
Purpose:
To amend a condition of approval prohibiting
the use of transport trucks from #PR-2020-29
Property Location:
8410 Gibbs Road
Kansas City, KS 66111
Commission District:
Commissioner At Large: Tom
PR2021-006 April 12, 2021 1
Burroughs
District #6 Commissioner: Angela Markley
Existing Zoning: M-3 Heavy Industrial District
Adjacent Zoning: North: A-G Agriculture District
South: MP-3 Planned Heavy Industrial and R-1
Single Family District
East: MP-3 Planned Heavy Industrial District
West: R-1 Single Family District
Adjacent Uses: North: Undeveloped land
South: Car lot; Wyandotte County land
East: Water basin
West: Industrial business
Total Tract Size: 64.19 Acres
Master Plan Area: City-Wide Master Plan
Master Plan Designation: The Master Plan designates this property as
Industrial, which allows manufacturing, processing,
warehouse, distribution, outdoor storage, salvage,
industrial-related office, limited related commercial
and service uses such as truck stops, service
stations, convenience stores, etc., and mining/mineral
extraction.
Major Street Plan: The Major Street Plan classifies 5th Street, Minnesota
Avenue and State Avenue as Class B Thoroughfares,
6th Street as a Class C Thoroughfare and Nebraska
Avenue as a Local Street.
Parking Requirement: Sec. 27-470(f) Uses in this district require paved off-
street parking at a ratio necessary to serve the
employees, visitors, customers, and others who may
be on the premises. The ratio will vary among
occupants and will be determined by the director of
planning after receipt of a summary of parking needs
and characteristics prepared by the owner or initial
occupant. In no case, however, shall less than one
space for each 500 square feet of building area be
provided. For buildings larger than 20,000 square
feet, only one space for each 1,000 square feet
needs to be provided for increments between 20,000
and 50,000 square feet. For buildings larger than
50,000 square feet, the parking required for
increments over 50,000 square feet will be
determined by the director of planning. Where
PR2021-006 April 12, 2021 2
questions arise concerning increments over 50,000
square feet, the Unified Government Board of
Commissioners shall make the final determination
upon recommendation of the planning commission.
Commercial uses shall provide parking as would be
required in the C-3 district.
The existing 6,589 square foot building will remain;
therefore thirteen (13) parking spaces are required
Copart is providing twenty-four (24) parking spaces.
Advertisement: Property Owner Letters – March 19, 2021
Wyandotte Echo – Not Required
Public Hearing: April 12, 2021
Public Support: None to date.
Public Opposition: None to date.
PROPOSAL
Detailed Outline of Requested Action: The applicant, Ben Stephens with Copart, has
submitted a Final Plan Review to amend a condition of approval prohibiting transport
trucks on the property on 64.19 acres in conjunction with the outdoor storage of used,
damaged and undamaged, operable, and inoperable automobiles, trucks, other
vehicles, trailers, boats and construction/farm equipment and machinery at 8410 Gibbs
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 area is predominately industrial. There is a commercial business on the
eastern parcel (#933201, 8440 Gibbs Road), but the parcel also has a large
amount of undeveloped land. The western parcel (#933706, 8600 Gibbs Road) is
undeveloped. To the north of the properties are Union Pacific Railway lines and
to the south and south east there is a car parking lot and water retention basin.
Further south, beyond the parking lot and the basin, is the Kansas River.
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.
PR2021-006 April 12, 2021 3
Gibbs Road was built with the dimensions of a Local Street. The street does not
go east past Parcel #933706, but instead connects to the driveway on the
property. Going west, Gibbs Road intersects with South 88th Street, which runs
north-and-south, but west of South 88th Street Gibbs Road becomes a driveway
entrance to a Deffenbaugh plant. This is to say that the connectivity and design
of the road is lacking and may not be suitable to handle the large number of cars
and trucks that would be driving in and out of the property as they are bought and
sold or moved for storage. Furthermore, an accident or emergency at the
intersection of South 88th Street and Gibbs Road could cut off the single point of
entry/exit for the applicant properties. Parking, however, is not an issue, as the
parcel is over 69 acres and provides plenty of room for future parking lot
development.
3. The degree of conformance of the proposed use to the Master Plan.
Special Use Permits are not addressed in the Master Plan, however outdoor
storage is permitted in the Industrial designation of the Master Plan.
4. The extent to which utilities and public services are available and adequate
to serve the proposed use.
a. Water service
Available
b. Sanitary sewer service
Available
c. Storm water control
Designed to meet City Code.
d. Police
Police service is provided by the South Patrol, District #334.
e. Fire
Fire service is provided by Station #20.
f. Transit
There are no public transit stops near the property.
g. Schools
Public education is provided by Turner USD 202.
PR2021-006 April 12, 2021 4
5. The capability of the proposed use to meet applicable ordinance and other
requirements.
The proposed uses are capable of meeting applicable ordinance and other
requirements.
PREVIOUS ACTIONS
• Final Plan Review (#PR-2020-29) was approved by the City Planning
Commission on October 12, 2020.
• Change of Zone (COZ 3218) from R-1 Single Family District to MP-3 Planned
Heavy Industrial District was approved in 2020.
NEIGHBORHOOD MEETING
No neighborhood meeting is required for a Final Plan Review.
KEY ISSUES
None
STAFF COMMENTS AND SUGGESTIONS
Planning and Urban Design Comments:
1. This application has been filed to remove the condition of approval prohibiting the
use of transport trucks on the property, preferring to operating their business in a
similar manner as their larger parking lot on the south side of Kansas Avenue at
6207 Kansas Avenue rather than their smaller lot at 6130 Kansas Avenue.
Applicant Response: This is correct, the application has been filed to remove the
condition of approval from the previous final development plan (PR-2020-29)
prohibiting the use of transport trucks on the property.
Copart of Kansas requests to amend stipulation 5 from final development plan
application PR-2020-29. Stipulation 5 states, “Only loaders are on the property.
Transport trucks and tow trucks are no permitted on the property”. The site will
not be operating like the sub-lot at 6130 Kansas Avenue. The Gibbs Road facility
will act as a main lot, so a variety of transport trucks will be required to enter the
property to load and unload vehicles. This is similar to the facility at 6211 and
6207 Kansas Avenue. A drop lot is to be constructed to allow ample space for
transport trucks to maneuver on the Copart property and not affect Gibbs Road.
Planning Engineering Comments:
A) Items that require plan revision or additional documentation before engineering can
recommend approval:
1) None
PR2021-006 April 12, 2021 5
B) Items that are conditions of approval:
1) None
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 PR2021-006 subject to all comments and suggestions outlined in
this staff report, and summarized in the following conditions:
1. Transport trucks are permitted to load and unload vehicles and maneuver
on the premises.
ATTACHMENTS
Aerial Map
Zoning Map
Applicant Letter
Applicant Response Letter
Site Photographs provided by Staff dated September 14, 2020.
REVIEW OF INFORMATION AND SCHEDULE
Action Planning Commission Unified Government Board of Commissioners
Public Hearing April 12, 2021 Not Required
Final Plan
STAFF CONTACT: Byron Toy, AICP
MOTIONS
I move the Kansas City, Kansas City Planning Commission recommend APPROVAL of
Petition PR2021-006 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. ________________________________________________________.
PR2021-006 April 12, 2021 6OR I move the Kansas City, Kansas City Planning Commission recommend DENIAL of Petition PR2021-006, 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. PR2021-006 April 12, 2021 7
Figure 1. Aerial Photograph of 8410 Gibbs Road (provided by UG Maps). PR2021-006 April 12, 2021 8
Figure 2. Zoning Map of 8410 Gibbs Road (provided by UG Maps). PR2021-006 April 12, 2021 9
PR2021-006 April 12, 2021 10
PR2021-006 April 12, 2021 11
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