Item Coversheet
City of Independence
BILL NO. 18-049Ord.No:          18899

Agenda Title:

18-049 - 2R. An ordinance approving a Special Use Permit to operate a vehicle wash business at 15823 E. US 24 Highway in Independence, Jackson County, Missouri.

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

1.  The existing gravel parking and drive areas on the site must be improved to a hard, all-weather surface (asphalt/concrete) with proper parking lot striping (including ADA parking).  The applicant will provide storm drainage for the transport and disposal of stormwater runoff. Site grading may be needed to ensure surface water from this property does not drain onto the adjoining business property.

2.  The applicant needs to verify that sufficient interior floor drains are available for sanitary discharge. Provisions for oil/water separation or oil interception may be required.

3.  A new sidewalk is required across the property’s street frontage.

4.  A landscaping feature of at least 200 square feet must be provided in front of the building to assist with traffic direction and parking control.

5.  The parking area paving plan must provide signage to direct traffic flow through the site.

6.  All vehicle washing and cleaning must be conducted inside a building.


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

Commissioner Goldesberry



Commissioner McClain



Commissioner Ashbaugh



Commissioner Preston



Commissioner Ferguson



Commissioner Read










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:

An application by Yousef Alazzeh for approval of a Special Use Permit for a proposed business that will hand wash/dry vehicles along with providing optional interior detailing services in this vacant building on E. US 24 Highway.


According to the applicant, customers will wait in the lobby area in the front part of the building while an employee drives the vehicle to the wash bays where it will be hand washed and partly dried, then either returned to the customer or sent on to the detailing area for further work.  Except for the vehicle drying, all washing, cleaning, and vacuuming will be done inside the building.  The business will have a staff of three to four employees with the business hours generally being 9:00am to 7:00pm, seven days a week.



The applicant’s site consist of a small ‘L’ shaped brick building surrounded by a gravel driveway and parking area. The building has a retail appearance from the street with garage doors on its north and south sides. Improvements will have to be made to the site including paving of the driveway and parking areas, and potentially some drainage measures constructed.



Special Use Permit Standards:  The following analysis is based on the review criteria in Section 14-704-09 of the Unified Development Ordinance.

A.    The character of the neighborhood – Being so close to the crossroads of M-291 and US 24 Highway, the character of the neighborhood is established with auto-related uses nearby.

B.     The extent to which the proposed use is compatible with the adjacent zoning and uses – With a convenience store on the north, a hardware store on the south and a drive-through restaurant across the street, this type of use is compatible with the neighborhood and the zoning is not being changed to allow this use.

C.     The impact of the proposed use on public facilities – As this is an established commercial site; all public facilities are in place and operational. 

D.    The suitability of the property for the uses to which it has been restricted under the applicable zoning district regulations – This Special Use Permit will allow only one additional land use not already permitted by right by the C-2 classification.

E.     The extent to which the proposed use may injure or detrimentally affect the uses or enjoyment of property in the area – Based upon the site’s zoning and use as a commercial property, it is not expected to affect any of these issues.

F.      The extent to which the proposed use will create excessive stormwater runoff, air pollution, water pollution, noise pollution or other environmental harm – After improvements are made as listed in the conditions, these concerns are not an issue.

G.    The extent to which there is a need for the use in the community – There are no car wash businesses in the general area, particularly businesses that provide the services that the applicant will provide.

H.    The ability of the applicant to satisfy any requirements applicable to the specific use imposed pursuant to this Article – If approved with a Special Use Permit, the application appears to satisfy the requirements Section 14-416 of the Unified Development Ordinance.

I.        The extent to which public facilities and services are available and adequate to meet the demand for facilities and services generated by the proposed use – This is an existing commercial building with all public facilities in place.

J.       The conformance of the proposed use to the Comprehensive Plan and other adopted plans and policies – The Imagine Independence plan envisions Commercial uses on the west end of this property with the eastern end of the lot being designated for Residential Neighborhoods. The boundaries of the land use are not meant to be hard boundaries, and as such, a commercial use on this property does meet the vision of the plan.

K.    The extent to which the use will promote and encourage sustainability or revitalization of a given area – This Special Use Permit will allow this business to locate to a site utilizing a vacant rental space helping to sustain the commercial base of the area.

Planning Commission Action - At its May 22, 2018 meeting, the Planning Commission voted 4-0 to recommend approval of this application with the conditions listed above, after consideration of the following facts:


1.                  That the Special Use Permit is 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 a new QuikTrip store is located to the north, a hardware store to the south, and other commercial properties to the west across E. US 24 Highway.

4.                  That, the site had been used for a carpet/flooring store for many years.

5.                  That, at the Planning Commission hearing, two people spoke about the request, expressing concerns about site improvements, landscaping, and drainage.

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

City Clerk DepartmentApproved

Council Action:          Council Action:          Accepted

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