Item Coversheet
City of Independence
BILL NO. 18-1021st R

Agenda Title:

18-102 - 1R. An ordinance approving a Special Use Permit to operate a vehicle sales business at 3114 S. Weatherford Road in Independence, Jackson County, Missouri.

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

  1. The existing paved surface must be properly restriped.
  2. The ADA parking space shall be updated to reflect the current City and national standards for marking and signage.  Only one ADA parking space is required.
  3. All improvements shall be completed prior to a City license being approved for the business.

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

Commissioner Goldesberry




Commissioner McClain



Commissioner Ashbaugh




Commissioner Preston



Commissioner Ferguson

Commissioner Wiley




- Yes

Commissioner Read










The motion was approved 5-0 and such application is forwarded to the City Council for its consideration.  Staff concurs with the recommendation of the Planning Commission.

Executive Summary:

The applicant, Ed Reece, intends to operate a used car sales business from property he owns at 3114 S. Weatherford Road.  There are two buildings on the 0.76-acre tract; the southern-most building is addressed 3144 and the structure housing a neighboring business is addressed 3110.  Both buildings cover most of the tract, so there is little area for landscaping, outdoor display of vehicles, or customer and employee parking.  The applicant intends to keep all display vehicles inside.  The small area parking available along the right-of-way needs to include a properly signed and striped van-accessible handicapped space.


The applicant’s operation will include mostly high-end cars.  Ninety percent of all sales will be wholesale and intended for export.


Planned improvements to the site has included painting the building, installation of a security system and general maintenance.


The Comprehensive Plan envisions Business Park uses for this industrial district.  All surrounding properties are zoned I-1 (Industrial).  Truck and trailer parts, services and sales lie to the north, a steel product supplier lies to the east, a warehouse lies to the south and developed property lies to the east.


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 – This neighborhood, west of the Noland Road corridor and north of Cargo Largo, contains various industrial uses.

B.      The extent to which the proposed use is compatible with the adjacent zoning and uses – As mentioned previously, there are numerous industrial businesses in the area, so if conducted properly, this proposed use should have minimal impact on the area.

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 I-1 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/industrial 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 – This is an existing commercial/industrial property with no site improvements planned.

G.     The extent to which there is a need for the use in the community – As there have been eleven Special Use Permit applications for used vehicle sales approved since 2010, there seems to be a demand for this type of business in the city.

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/industrial 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 City’s updated Comprehensive Plan envisions Industrial uses for this district.  There are no special plans for this site or area.

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 space helping to sustain the commercial/industrial base of the area.

Planning Commission Action - At its October 9, 2018 meeting, the Planning Commission voted 5-0 to recommend approval of this application with the conditions listed above, after consideration of the following facts:

  1. That, this request is consistent with the review criteria listed in Section 14-704-09 of the City Code.
  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, the I-1 zoning classification allows for warehouse, offices, factories, churches, repair and laundry services, vehicle sales and services, construction services, business services, animal sheltering and veterinary services, building support services, business equipment sales and services, artist work spaces, indoor sports and recreation, agriculture and other similar uses by right.
  4. That, at the Planning Commission hearing, no one spoke in opposition to this Special Use Permit application.
  5. That, the applicant’s operation will include mostly high-end cars, ninety percent of which will be sold wholesale and intended for export.


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

Department:          Community DevelopmentContact Person:          Tom Scannell

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

Council Action:          Council Action:          Accepted

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