Item Coversheet
City of Independence
BILL NO. 17-0911st R.

Agenda Title:

17-091 - 1R. An ordinance approving a special use permit to operate a used vehicle sales lot at 11201 E US 40 Highway in Independence, Jackson County, Missouri.

Commissioner McClain made a motion to recommend approval of the application with the following conditions:

1.  If lube/oil change work is conducted on-site, it is necessary to check the facility for an oil sand interceptor and make sure the structure is still functioning or repair if it is not properly functioning.

2.  Any repair work done on vehicles is restricted to ‘limited motor vehicle repair’ as defined by the City Code.  Repair and service of motor vehicles must be conducted only within the building. 

3.  The site’s ADA parking space must be updated with the currently required signage.

4.  A permit is required for any fencing or barriers installed on the property.

5.  Provide landscaping around the perimeter of the site including shrubs/flowers around the sign base, and shrubs along the US 40 Highway frontage.  The plan is to be reviewed and approved by the Community Development Department. 

6.  All improvements must be completed within 60 days after the approval of the application by the City Council.

A second to the motion was made by Commissioner Ferguson. The Independence Planning Commission voted as follows:

Commissioner Goldesberry



Commissioner McClain



Commissioner Ashbaugh



Commissioner Preston



Commissioner Boley



Commissioner Read



Commissioner Ferguson







The motion passed and such application is forwarded to the City Council for its consideration.  Staff concurs with the recommendation of the Planning Commission.

Executive Summary:

Camron Hoorfar requests approval of a Special Use Permit to operate a used vehicle sales business at 11201 E US 40 Hwy, the site of a former quick lube/oil change business.


This 0.37-acre site, on the southeast corner of E. US 40 Highway and S. Sterling Avenue, was constructed as a quick oil change/lube facility several years ago.  The applicant, Mr. Hoorfar, now seeks to sell used motor vehicles from the site.  As discussed in the applicant’s letter, it will place sale vehicles along the south (rear) side of the property with employee and customer parking on the west side, across from QuikTrip.  The two bays in the building will be used to prep vehicles for sale; they have no plans to provide any repair service.  Except for a possible fence, no exterior improvements are proposed for the site or building; the interior of the building will receive a tenant finish to provide proper office and customer space.


This segment of E. US 40 Highway is typical for Highways and Arterials, with commercial zoning (primarily C-2) along most of the corridor with residential zoning and uses behind the commercial frontage. The City of Kansas City’s corporate limits is the south property line of this lot.


Planning Commission Action - At its July 25, 2017 meeting, the Planning Commission voted 5-0 to recommend approval of this application, with the conditions listed above, after considering the following facts:


1.                  That the Special Use Permit is not consistent with the review criteria listed in Section 14-704-09 of the Unified Development Ordinance.

2.                  That a public hearing was held pursuant to a notice duly published according to law, at which time all interested parties were given the full opportunity to be heard.

3.                  That there are automotive related uses on three corners of this intersection.

4.                  That this site had been previously utilized for an automotive-related use, a quick oil change establishment.

5.                  That, at the Planning Commission hearing, no one spoke in opposition to the application.

6.                  That no petitions protesting the application were presented at the Planning Commission meeting.



Draft Planning Commission minutes are attached to this Council agenda item.

Department:          Community DevelopmentContact Person:          Tom Scannell

Community Development DepartmentApproved
Community Development DepartmentApproved
Finance DepartmentApproved
Finance DepartmentApproved
Law DepartmentApproved
City Managers OfficeApproved
City Clerk DepartmentApproved

Council Action:          Council Action:         

ApplicationBackup Material
Letter from ApplicantBackup Material
Site planBackup Material
Staff ReportBackup Material
Draft OrdinanceOrdinance
Draft PC MinutesBackup Material