Item Coversheet
City of Independence
BILL NO. 19-0011st R

Agenda Title:

19-001 - 1R. An ordinance amending the Zoning District Map as to two tracts of ground located at 20226 E. Rd Mize Road and 2800 S. Little Blue Parkway from District R-6 (Single-Family Residential), O-1 (Office-Residential) and C-1 (Neighborhood Commercial) to B-P (Business Park) in Independence, Jackson County, Missouri.

Commissioner Read made a motion to recommend approval of the application.  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 Wiley



Commissioner Read



Commissioner Ferguson







The motion passed and such application is forwarded to the City Council for its consideration. Staff recommends approval of this application.

Executive Summary:

Eastgate Business, LLC requests to rezone 126.56-acres of land, located on either side of Little Blue Parkway just north of RD Mize Road, from R-6 (Single-Family Residential), O-1 (Office-Residential) and C-1 (Neighborhood Commercial) to B-P (Business Park) for the purpose of developing the, “Eastgate Business Park.”


The subject properties include 92.08-acre property on the east side of Little Blue Parkway zoned R-6, O-1 and C-1, and a 34.48-acre property on the west side of Little Blue Parkway zoned R-6.  The applicant’s intention is to create an attractive business park development containing aesthetically consistent buildings and uses that would be in keeping with the visions of the Imagine Independence 2040 Comprehensive Plan, the Independence Council of Economic Development and Independence for All, the City’s strategic plan.


Currently, the tracts are zoned R-6, O-1 and C-1.  Zoning district B-P (Business Park) allows for utilities and services, repair services, business and construction services, animal boarding and veterinary services, offices, retail sales, carwashes, employment agencies, limited manufacturing, warehousing, limited recycling services and crop agriculture.


The City’s new Imagine Independence 2040 Comprehensive Plan envisions Business Park uses for the vicinity.  A guiding principle of this plan is to provide sufficient opportunities for industrial development sites within the community and promote diversification of the City’s commercial/industrial base.


Although flanked by R-6 zoning on all sides, the tracts are largely adjacent to undeveloped land, major roadways and the Little Blue Trace Park.


There need to be stream buffer zones indicated along the west and north boundaries of the west tract and encroaching into the east side of the east tract.  Much of the property will need to be raised above the 100-year flood plain.  There are probable wetlands on the properties as well.  These are items that will be addressed as part of site development of this property.


All public utilities and sanitary sewers are available on or near the tracts.

There are no apparent historic issues with this property.


Review Criteria: Recommendations and decisions on rezoning applications must be based on consideration of all of the following criteria:


1.      Conformance of the requested zoning with the Comprehensive Plan – The Comprehensive Plan envisions Business Park uses for this area;

2.      Conformance of the requested zoning with any adopted neighborhood or sub-area plans in which the property is located or abuts – There are not any sub-area plans for this site;

3.      The compatibility of the proposed zoning with the zoning and use of nearby property, including any overlay zoning –– The proposed zoning classification is compatible with industrial zonings and uses west of the old airport property.  The properties are adjacent to major thoroughfares and are screened to the east and south by the Little Blue Trace Park;

4.      The compatibility of the proposed zoning and allowed uses with the character of the neighborhood – The proposed zoning classification is compatible with the industrial character found west of the old airport property;

5.      The suitability of the subject property for the uses to which it has been restricted under the existing zoning regulations – It would require much land modification for residential development given the properties’ location in the Little Blue Valley floodplain;

6.      The length of time the subject property has remained vacant as zoned – The tracts have long been farmland or vacant since the old airport closed;

7.      The extent to which approving the rezoning will detrimentally affect nearby properties – There are I-1 zoned properties and uses nearby;

8.      The gain, if any, to the public health, safety and welfare due to denial of the application, as compared to the hardship imposed upon the landowner, if any, as a result of denial of the application – Rezoning this property will allow the better use of these tracts in the valley that are of little value for single-family residential uses.  The rezoning will attract investment, promote economic growth and support employment growth and opportunities in the City.


Planning Commission Action:  At its December 11, 2018 Planning Commission meeting, the motion for approval passed 6-0, with one abstention, after consideration of the following facts:

  1. That, the rezoning is consistent with the review criteria listed in Section 14-701-02 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, B-P zoning allows for offices, limited manufacturing, warehousing, limited recycling services, retail sales, repair services, business and construction services, animal boarding and veterinary services, carwashes, employment agencies, and crop agriculture.
  4. That, B-P zoning would be compatible with nearby I-1 zoned properties and the City’s Imagine Independence 2040 Comprehensive Plan.
  5. That, at the Planning Commission hearing, no one spoke in opposition to the rezoning application.
  6. That, at the hearing, no protest petition was submitted in opposition to the application.


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
Property Owner NotificationBackup Material
Staff ReportBackup Material
Draft OrdinanceOrdinance
East Gate PlanBackup Material
Draft PC MinutesBackup Material