KC Development Code Refresh: Reimagining Our Code

UPDATE: On 11/5, the City Plan Commission recommended approval with condition. This item will now go before City Council for final review and approval. It will be next heard at the 12/9 Neighborhood Planning and Development Committee meeting. You can follow the process on the Clerk's Website and view upcoming committee agendas.

Why Are We Analyzing Large Format Uses? 

Large format uses (LFU) are a relatively new type of development that is becoming a common item on Planning Commission agendas. As these big projects pop up - especially warehouses, data centers, and similar facilities – nearby neighborhoods have voiced concerns about the impacts of truck traffic, adequate infrastructure to accommodate the utility requirements, and project design. This analysis is meant to better understand those concerns and help create guidelines that support responsible development while also protecting community interests. 

What are the current concerns? 

There are several common concerns that come up when talking about LFUs. Most of them fall into one of the following categories: 

• Site Layout: These facilities need a lot of space and require large parcels of land, sometimes over a million square feet. That scale can be hard to fit in comfortably with surrounding areas. 
• Building Design: Because LFUs are usually used for things like warehouses, industrial operations, or data centers, their buildings are designed more for function than looks. They often use concrete panel construction, with few windows or decorative features. That can lead to buildings that feel out of place compared to offices or commercial buildings. 
• Location Near Neighborhoods: LFUs are often built where there’s open land and easy access to highways. Often these areas that are also seeing new housing developments, like near KCI. Residents want to make sure that proper buffers, like landscaping or setbacks, are in place to separate these large facilities from homes. 
• Traffic and Transportation Impacts: A big concern is truck traffic, especially if it affects nearby neighborhoods, causes congestion, or puts extra wear on local roads. LFUs need to be placed in areas with appropriate transportation infrastructure. 
• Utility Demands: Some LFUs, like data centers, use a lot of power and may even need their own dedicated energy supply, concerns about strains on existing infrastructure were frequently mentioned. 

What are we looking at? 

We’re talking about use standards - basically, the rules that help guide how big industrial buildings (like warehouses or data centers) can be designed and where they can go. 

Right now, the zoning code doesn’t have specific rules for LFUs. So, the project team took a close look at the existing code and drafted new standards to help fill that gap. Here’s what’s being proposed: 

• New uses standards apply to any industrial building that’s 300,000 square feet or larger 
• Make sure developments follow any existing special rules that already apply 
• Adds a buffer zone between large facilities and nearby homes 
• Improves landscaping and screening along public roads 
• Places limits on fence height and materials to keep things visually appealing 
• Establishes requirements for building design and appearance 
• Updates the definition of “data centers” to better match how they’re used today 
• Encourages more green and sustainable design features 

The goal is to support thoughtful development that works for both businesses and the surrounding community. 

Who will this affect? 

For most residents, these changes won’t be noticeable in day-to-day life. However, the updated rules will make it clearer how future development projects are reviewed and approved. Developers will need to follow a few new guidelines, but the updates are designed to be flexible - so projects can still move forward in a way that works for both the community and the people building them.