Item Coversheet
City of Independence
BILL NO. 19-007Ord.No:          18987

Agenda Title:

19-007 - 2R. An ordinance approving a Special Use Permit to operate a vehicle rental business at 3701 S. Noland Road in Independence, Jackson County, Missouri.

Commissioner Tina Read motioned and Commissioner Virginia Ferguson seconded to recommend approval of the application with the following conditions:

  1. The existing parking surface must be restriped with the proper ADA signage and markings added.  Only one ADA parking space is required.
  2. On the front elevation, replace the faded vinyl awning over the garage door and person door portion of the wall with a metal or other permanent material canopy. 
  3. On the south elevation, architectural enhancements (such as real or faux windows) to break up the brick wall expanse.
  4. Landscaping, in accordance with the Unified Development Ordinance, shall be added along 37th Street.

5.  All improvements shall be completed prior to a City license being approved for the business.

The Independence Planning Commission voted as follows:

Commissioner Goldesberry




Commissioner McClain



Commissioner Ashbaugh




Commissioner Preston



Commissioner Ferguson




Commissioner Read



Commissioner Wiley



- Yes





The motion was approved 6-0 and such application is forwarded to the City Council for its consideration.  Staff concurs with the recommendation of the Planning Commission.

Executive Summary:

Avis Rent-A-Car, requests approval of a Special Use Permit to operate a vehicle rental business at 3701 S. Noland Road.


This lot on the southeast corner of E. 37th Street and S. Noland Road has been utilized for various uses over the past, most recently an insurance office, but has been vacant for a couple of years.


Avis Rent-A-Car now seeks to open a rental location here much like its competitors have further north on Truman Road renting cars, trucks, and SUV’s.  Currently the property contains a roughly 1,900 SF brick building with adjoining parking areas on its east and west sides.  In addition to the usual customer entrances, it has garage doors for two vehicles in the center of the structure.  Avis plans to make only minimal improvements to the building and site such as electrical/water service upgrades and parking lot restriping. 


This site is included within the area encompassed by the ‘Noland Now Revitalization Plan’ adopted by the City Council May, 2017.  This plan identified the facades for the buildings along this stretch of Noland Road to be enhanced to better match the desired character and aesthetic of the corridor.  Among the elements contained in the document were building design recommendations for the construction of new projects and the remodel/reuse of existing properties.  Design elements mentioned included the use of projections/recesses and windows be break up wall expanses to make blank facades more appealing.  Staff has made recommendations taking this plan into consideration.


The City’s updated Comprehensive Plan envisions Community Commercial uses for this site.  The Noland Now Revitalization Plan envisions retail and business uses for this site. 


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 segment of the Noland Road corridor, between E. 23rd Street and E. 39th Street contains many automotive related uses including an auto repair shop directly north of this site.

B.      The extent to which the proposed use is compatible with the adjacent zoning and uses – As mentioned previously, there are numerous auto-related 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 C-2 zoning 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 – This is an existing commercial property with no site improvements planned.

G.     The extent to which there is a need for the use in the community – In contrast to used car sales lots, there are only a few vehicle rental locations in the city, all operated by national car rental companies.

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 City’s updated Comprehensive Plan envisions Community Commercial uses for this site.  The Noland Now Revitalization Plan also identifies this site for retail and business uses.  The Noland Now Plan identifies the facades of the building on this site to be enhanced to better match the desired character and aesthetic of the corridor.

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 January 8, 2019 meeting, the Planning Commission voted 6-0 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 C-2 zoning classification allows for retail sales, services, banks, restaurants, offices, churches, childcare, hospitals, libraries, parks, lodging, agriculture and other similar uses by right.
  4. That this Special Use Permit allows only one additional use, vehicle rental, not already permit by right in a C-2 zoning district.
  5. That, at the Planning Commission hearing, no one spoke in opposition to this Special Use Permit application.
  6. That, the applicant agreed to make improvements to the site listed as conditions of approval.



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

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