ORDINANCE NO. 260705
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Sponsor(s): Councilmembers Andrea Bough and Kevin O’Neill, and Mayor Quinton Lucas
Rezoning an area of about 68 acres generally located south of Pershing Road, west of Gillham Road, north of E. 27th Street, and east of Main Street from Districts UR, B4-5, and M1-5 to District UR and approving a development plan, also serving as a preliminary plat, to allow for a ballpark district. (CD-CPC-2026-00100).
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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 88-20A-1554, rezoning an area of about 68 acres generally located south of Pershing Road, west of Gillham Road, north of E. 27th Street, and east of Main Street from Districts UR (Urban Redevelopment), B4-5 (Heavy Business/Commercial), and M1-5 (Manufacturing 1) to District UR (Urban Redevelopment), and approving a development plan, also serving as a preliminary plat, to allow for a ballpark district, said section to read as follows:
Section 88-20A-1554. That an area legally described as:
All that part of Section 8, Township 49 North, Range 33 West of the Fifth Principal Meridian, situate in the City of Kansas City, Jackson County, Missouri, being described as follows by Kellan M. Gregory, MO PLS #2011001372, of Olsson, MO CLS #000366, on June 18, 2026:
COMMENCING at the Southeast corner of the Southwest Quarter of said Section 8; thence South, along the East line of the Southwest Quarter of said Section 8, to the intersection with the centerline of E. 27th Street, as now established and also being the POINT OF BEGINNING; thence Westerly, along the centerline of said E. 27th Street, to the intersection with the centerline of Main Street, as now established; thence Northerly, along the centerline of said Main Street, to the intersection with the centerline of E. Pershing Road, as now established; thence Easterly, along the centerline of said E. Pershing Road, to the intersection with the centerline of McGee Street, as now established; thence Northerly, along the centerline of said McGee Street, to the intersection with the centerline of E. 22nd Street, as now established; thence Easterly, along the centerline of said E. 22nd Street, to the intersection with Gillham Road, as now established; thence Southerly, along the centerline of said Gillham Road, to the intersection with the centerline of said E. 27th Street; thence Westerly, along the centerline of said E. 27th Street, to the Point of beginning.
Except for all that land lying inside the boundaries of the recorded plats of The San Francisco Condominium, Santa Fe Place Condominium, and 2555 Grand Boulevard.
is hereby rezoned from Districts UR (Urban Redevelopment), B4-5 (Heavy Business/Commercial), and M1-5 (Manufacturing 1) to District UR (Urban Redevelopment), all as shown outlined on a map marked Section 88-20A-1554, 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. Existing, temporary, and future garage or surface parking lots should not be significantly visible from the public right-of-way. Underground parking is encouraged. Lots and garages should be screened from the pedestrian level with landscaping and high-quality materials.
2. At the time of the UR final plan, the applicant shall specify the location of bike parking and the total number of spots in each project area.
3. The developer shall continue coordination with the Streetcar Authority for improvements including but not limited to system reliability, streetcar capacity, game day surge operations management.
4. Curb cuts should be kept to a minimum, especially along boulevards and parkways, and consolidated when continuous curb cuts are not appropriate. Where curb cuts and entry drives are necessary, they should be kept as narrow as possible, and the applicant should keep curb cuts no more than the number that currently exists.
5. Parkland dedication requirements shall be reviewed at the time of each UR final plan where residential units are proposed.
6. A UR final plan must be approved for each project area prior to issuance of any building permit for the corresponding project area.
7. Resident parking for Santa Fe and San Francisco condominiums shall not be reduced from the current parking rights residents are entitled to.
8. The applicant shall produce a visual representation of light and sound based on a noise study and lighting engineering distributed publicly.
9. That prior to recording the final plat the developer shall upload and secure approval of a street tree planting plan from the City Forester.
10. That if the UR final plan modifies the approved lot layout shown in the UR plan preliminary plat, the applicant shall include a revised preliminary plat plan sheet with the UR final plan.
11. Any subdivision that does not qualify as a minor subdivision under Section 88-535, or includes the acceptance of public infrastructure, shall be processed as a major subdivision in accordance with the Zoning and Development Code.
12. All required Fire Department access roads shall be an all-weather surface. Grass pavers are not permitted. (IFC-2018: § 503.2.3)
13. The developer shall meet the fire flow requirements as set forth in Appendix B of the International Fire Code 2018. (IFC-2018 § 507.1)
14. 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)
15. New buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication systems utilized by the jurisdiction, measured at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. (IFC 2018 510.1) and (NFPA1221)
16. Fire hydrant distribution shall follow IFC-2018 Table C102.1.
17. 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)
18. The developer shall provide an approved temporary turnaround feature (i.e cul-de-sac, hammerhead) for all dead-end streets in excess of 150 feet in length. (IFC-2018: § 503.2.5)
19. The Fire Department Connection (FDC) shall not be located that obstructs access/egress to the building when in use. (IFC-2018 § 912.2)
20. The turning radius for Fire department access roads shall be 30 feet inside and 50 feet outside radius. (IFC-2018: § 503.2.4)
21. Proposed buildings shall have a Fire Department access road within 150 feet of any exterior portion of the structure. (IFC-2018: § 503.1.1)
22. 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)
23. All Fire Department Connections (FDC) shall be threaded connections, Storz connections are not allowed in the City of Kansas City, Missouri. (IFC-2018 § 903.3.6; NFPA 13-2010 § 6.8.1)
24. 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)
25. The developer shall provide fire lane signage on fire access drives.
26. Buildings exceeding three (3) stories or 30 feet in height shall have at least two means of fire apparatus access. (IFC-2018: § D104.1) Aerial fire apparatus roads must be a minimum 26 feet wide, at least 15 feet away from the building but not more than 30 feet from the structure. (IFC-2018 § D105).
27. 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)
28. 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)
29. Buildings equipped with a fire standpipe system shall have an operable fire hydrant within 100 feet of the Fire Department Connection (FDC). (IFC2018 § 507.5.1.1)
30. The building’s FDC shall be immediately recognizable from the street or nearest point of Fire Department access. (IFC-2018 § 912.2.1)
31. The developer shall use Parks and Recreation Department approved site furnishings within parks and recreation jurisdictional street and/or park right-of-way.
32. 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.
33. The developer shall submit plans to the 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.
34. On a Parks and Recreation Department jurisdictional street and/or park, the Parks and Recreation Department will have the right to approve or reject those items encroaching the public right-of-way. These include but are not limited to the following: roof overhangs, balconies, awnings, signs, sidewalk cafes, valet parking and/or fencing. The developer shall present plans to the Parks and Recreation Development Review Committee and enter into an encroachment agreement with the Board of Parks and Recreation if approved using the most recent encroachment fee schedule.
35. Grand Boulevard and Pershing Road/Gillham Road are classified as boulevards; therefore, the development shall comply with the parkway and boulevard standards outlined in 88-323. Any modifications to the approved plans that do not meet these standards shall require a deviation or variance from the Board of Zoning Adjustment prior to vertical construction of any structure within the development.
36. 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.
37. Prior to the issuance of any building permit for structures located on Parks and Recreation-owned property, the applicant shall obtain all necessary approvals from the Board of Parks and Recreation Commissioners and resolve any required property interests in a manner acceptable to the Board.
38. The applicant shall work with the Parks and Recreation Department to identify and mitigate any increase in large truck traffic the proposed project will create.
39. The applicant shall work with the Parks and Recreation Department to screen all vehicular access, delivery, and service access along a facade that is visible from the boulevard.
40. Maintain and Promote Multimodal Access & Connectivity: The applicant must continue to coordinate with the Public Works Department, specifically the Multimodal/Traffic Division, to define and provide/maintain agreed-upon solutions and options for safe pedestrian, bicycle, transit and vehicular access to and from the stadium and for the same connections with the broader transportation network equivalent to, or greater than the existing degree of separation that currently exists.
41. The developer shall continue to collaborate with the Public Works Department for input, review and approval of the Traffic Impact Study (TIS), including edits to Phase 1 for agreement on its assumptions for mode split, distribution and assignment for the analysis. The developer shall continue to collaborate with the Public Works Department for the same for development of its Phase 2 TIS (referenced in the submittal), working with Public Works and the City for TIS input, review and approval. The developer shall consent to any improvements approved and required by the City that are identified by the approved, final traffic impact study (TIS). All open excavations shall be plated and the street reopened to traffic during non-working hours.
42. An Events Traffic Management Plan (TMP) for various stadium event activity/attendance levels must continue to be developed with input, review and approval by the Public Works Department, and in coordination with MoDOT and KC Streetcar. The TMP shall include a pedestrian management plan for movement of pedestrians to/from KC Streetcar stop locations and identified bus loading/unloading locations (as applicable). The TMP should also demonstrate maintained access for emergency vehicles to/from adjacent hospital sites. The Public Works Department will require that the Event (TMP) continue to be matured and reviewed periodically by the City and stakeholders (MoDOT, KC Streetcar) prior to the opening of the stadium and shall be completed and approved by the City prior to receiving any certificate of occupancy. The developer will submit the TMP annually for review, revision and approval annually through the Public Works Department, as a requirement for event permitting. The TMP shall include provisions ensuring residents of the Santa Fe and San Francisco condominium buildings maintain access to their parking spaces during events in the same manner as currently exists.
43. In addition to automobile parking, the developer should identify and describe bicycle parking accommodations, including location and type (e.g. valet). The developer should also identify parking solutions for passenger loading/unloading of larger buses, and ‘during event’ bus parking solutions (e.g. off-site marshalling yard and staging options, and routing to/from the stadium). This should be an element of the Events Traffic Management Plan (TMP).
44. For stadium or related construction work activities or haul routes that may impact or overlap with streetcar corridors (e.g. Main, Main at Pershing and 27th), advance and ongoing coordination with the Public Works Department and KC Streetcar is required. A track access permit may be required (via Compass KC) for certain work. Additional and ongoing coordination and planning with the Public Works Department and KC Streetcar is required as the project advances because streetcar is a travel mode for stadium access.
45. The applicant shall submit an event management plan to the Public Works Department for review prior to obtaining a temporary certificate of occupancy.
46. The applicant will continue to work with the Public Works Department to finalize the project traffic impact study. Any required roadway improvements as a result of this development must be in place (constructed) prior to receiving a temporary certificate of occupancy.
47. 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.
48. 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.
49. 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.
50. 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.
51. 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.
52. 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.
53. The developer shall have a water flow test done to ensure there is adequate water pressure to serve the development.
54. The developer shall submit a utility plan that identifies water main improvements such as new extensions, abandonments, upsizing, and replacements. The plans shall show and label the existing water mains with sizes in the development area. The plans shall show and label the proposed public and private water main layouts with sizes. The plans shall identify the existing and proposed public fire hydrants with a 300' maximum spacing. The utility plan shall follow all requirements outlined by the Kansas City Water rules and regulations.
55. The developer shall submit a study prepared by a Missouri professional engineer of the existing and proposed water distribution system capacity vs proposed development demands. The study shall identify all water mains that need to be upsized and extended to provide adequate flow and pressure to the proposed development. It is anticipated that one of the necessary projects will be the upsizing and replacement of approximately 800' of 1885 vintage 10" CIP water main along Grand Avenue with a new 12" DIP water main.
56. The developer shall submit water main (extension/abandonment/relocation) plans prepared by a Missouri professional engineer through CompassKC for review, acceptance and contracts. The plans shall follow the Kansas City Water rules and regulations for water main extensions and relocations. The plans shall be under contract (permit) prior to final plat recording or building permit issuance, whichever occurs first.
57. The developer shall provide covenants to maintain private storm sewer mains acceptable to the Kansas City Water Services Department for any private storm sewer mains prior to the issuance of any building permits.
58. The developer shall enter into a covenant agreement for the maintenance of any stormwater detention area tracts as required by the Land Development Division, prior to recording the plat.
59. The developer shall provide covenants to maintain private sanitary sewer mains acceptable to the Kansas City Water Services Department for any private sanitary sewer mains prior to the issuance of any building permits.
60. 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.
61. 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.
62. 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.
63. The developer shall grant a BMP and/or surface drainage easement to the City as required by the Kansas City Water Services Department, prior to recording the plat or issuance of any building permits.
64. The developer shall provide private (water, storm drainage, sanitary sewer) easements for any private mains prior to issuance of any building permits.
65. The developer shall cause the area to be platted and processed in accordance with Chapter 88, Code of Ordinances of the City of Kansas City, Missouri.
66. 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.
67. 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, and the developer shall secure permits to construct any improvements required by the Land Development Division prior to recording the plat.
68. The developer shall provide acceptable easement and secure permits to relocate sanitary sewers out from under proposed buildings and structures, etc. Any existing public lines located under proposed structures must be abandoned in place or removed and easement vacated, or relocated and new easements shall be provided; as required by the Kansas City Water Services Department prior to recording the plat or issuance of a building permit, whichever occurs first. Easements shall be per the Kansas City Water matrix easement.
69. The developer shall provide acceptable easement and secure permits to relocated sanitary sewers out from under proposed buildings and structures while continuing to ensure individual service is provided to all proposed lots as required by the Kansas City Water Services Department prior to recording the plat or issuance of a building permit, whichever occurs first.
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 development plan described above is hereby approved with the following deviations from Chapter 88, Code of Ordinances:
1. A deviation to section 88-430-05-C, Spillover Lighting Standards, in the amount of 9 footcandles to allow 10.0 footcandles at the right-of-way line for building entrances.
2. A full deviation to section 88-420-02-B.3.g.a, Ingress/Egress and Maneuvering in the Public Right-of-Way, to allow loading and unloading spaces and related maneuvering areas to be located on Grand Boulevard, Pershing Road, and Gillham Road right-of-way, subject to the UR preliminary development plan and design guidelines.
3. A full deviation to section 88-420-06-A, Loading Ratios, to remove the required number of loading and unloading spaces.
4. A full deviation to section 88-323-02-A.5, Boulevard and Parkway Standards, to allow delivery and service access along a façade that are visible from a boulevard.
5. A deviation to section 88-323-02-D.2, Boulevard and Parkway Landscaping and Screening, in the amount of 11 feet to allow fences 15 feet in height.
6. A full deviation to section 88-323-02-C.3, Boulevard and Parkway Structured Parking Standards, to allow vehicular access to parking structures from Boulevards, as shown on the preliminary development plan.
Section D. That the Council finds and declares that before taking any action on the proposed amendment and 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