|
|
|
Independence, MO —
While Independence is slated to gain another QuikTrip convenience store and gas station, several Planning Commission members don’t agree with the zoning choice for the development.
Commission members voted 5-2 Tuesday night to rezone property at East Jackson Drive and Little Blue Parkway from residential-agricultural to business park – planned unit development.
Karen DeLuccie and Pat Campbell voted against the case, saying that a general commercial zoning would be more appropriate than business park. The case now goes to the City Council for a final vote.
The 3.06-acre property is east of Hartman Heritage Center, across Little Blue Parkway, which includes Party City, Coldstone Creamery and the former O’Charley’s restaurant building. The 5,858-square-foot QuikTrip will face Little Blue Parkway and will be a Generation 3 store, similar to existing QuikTrip stores on U.S. 24; U.S. 40 and Lee’s Summit Road; and the one under construction at 23rd Street and Noland Road.
DeLuccie asked city staff why business park rezoning was proposed instead of general commercial. Tom Scannell, assistant director of the Community Development Department, said the city’s comprehensive plan calls for business park uses in the surrounding area. Last October, the Planning Commission also approved the rezoning of 53 acres near Interstate 70 and Little Blue Parkway from residential-agricultural to business park – planned unit development to make way for a Menards store.
The Menards application is on hold indefinitely, however. The home improvement chain in December shelved expansion plans, citing problems between family-owned businesses and the Obama administration.
Scannell also said general commercial zoning doesn’t allow for flexible uses, while business park allows for government buildings, indoor warehouses and repair services.
Site work is expected to begin for the QuikTrip late this spring, with the store opening near the end of 2013.
Street improvements necessary for the new QuikTrip are consistent with the traffic improvements recommended in the Menards traffic study, city staff said. QuikTrip will include two full access points onto Jackson Drive, as well as a limited access drive onto Little Blue Parkway.
Improvements include six lanes – four westbound, two eastbound – for Jackson Drive, as well as building additional traffic signals for westbound traffic on Jackson Drive.
“It’s only for the 3 acres,” Campbell said in his questioning of the need for business park rezoning. “When I envision a business park, I envision a larger area. That’s the part I am struggling with, too. Why not just call it commercial zoning?”
Echoing Scannell’s reasons, Senior Planner Stuart Borders also said business park zoning would provide uniform zoning for when Menards is built nearby.
“I just don’t see why we should rezone 3 acres for QuikTrip and call it business (park). It just doesn’t make any sense,” DeLuccie said. “...Calling it ‘red’ doesn’t make green ‘red.’ It’s commercial. It’s a QuikTrip. It’s in a very visible area, and it’s next to other commercial. I think it’s silly to call it business (park) – it just is.”
While Independence is slated to gain another QuikTrip convenience store and gas station, several Planning Commission members don’t agree with the zoning choice for the development.
Commission members voted 5-2 Tuesday night to rezone property at East Jackson Drive and Little Blue Parkway from residential-agricultural to business park – planned unit development.
Karen DeLuccie and Pat Campbell voted against the case, saying that a general commercial zoning would be more appropriate than business park. The case now goes to the City Council for a final vote.
The 3.06-acre property is east of Hartman Heritage Center, across Little Blue Parkway, which includes Party City, Coldstone Creamery and the former O’Charley’s restaurant building. The 5,858-square-foot QuikTrip will face Little Blue Parkway and will be a Generation 3 store, similar to existing QuikTrip stores on U.S. 24; U.S. 40 and Lee’s Summit Road; and the one under construction at 23rd Street and Noland Road.
DeLuccie asked city staff why business park rezoning was proposed instead of general commercial. Tom Scannell, assistant director of the Community Development Department, said the city’s comprehensive plan calls for business park uses in the surrounding area. Last October, the Planning Commission also approved the rezoning of 53 acres near Interstate 70 and Little Blue Parkway from residential-agricultural to business park – planned unit development to make way for a Menards store.
The Menards application is on hold indefinitely, however. The home improvement chain in December shelved expansion plans, citing problems between family-owned businesses and the Obama administration.
Scannell also said general commercial zoning doesn’t allow for flexible uses, while business park allows for government buildings, indoor warehouses and repair services.
Site work is expected to begin for the QuikTrip late this spring, with the store opening near the end of 2013.
Street improvements necessary for the new QuikTrip are consistent with the traffic improvements recommended in the Menards traffic study, city staff said. QuikTrip will include two full access points onto Jackson Drive, as well as a limited access drive onto Little Blue Parkway.
Improvements include six lanes – four westbound, two eastbound – for Jackson Drive, as well as building additional traffic signals for westbound traffic on Jackson Drive.
“It’s only for the 3 acres,” Campbell said in his questioning of the need for business park rezoning. “When I envision a business park, I envision a larger area. That’s the part I am struggling with, too. Why not just call it commercial zoning?”
Echoing Scannell’s reasons, Senior Planner Stuart Borders also said business park zoning would provide uniform zoning for when Menards is built nearby.
“I just don’t see why we should rezone 3 acres for QuikTrip and call it business (park). It just doesn’t make any sense,” DeLuccie said. “...Calling it ‘red’ doesn’t make green ‘red.’ It’s commercial. It’s a QuikTrip. It’s in a very visible area, and it’s next to other commercial. I think it’s silly to call it business (park) – it just is.”
