Todd and Kim Scheerer recently purchased this building with the intent to open ‘Scheerer Speed Motorsports’ a retail business that sells new and used performance auto parts such as engine blocks, carburetors, drive shafts, etc.; they will not conduct any vehicle repair or sales here. The 4,400 square foot single story brick building occupies virtually all of the 4,844+ square foot lot. In addition to the auto parts business, the building also contains a small apartment which is planned to be occupied by a family friend to provide site security. The adjoining building to the west at 11443 E. Truman Road, was rezoned to C-2 in September, 2018. Eight pull-in parking spaces are provided along Truman Road with three parallel spaces on Cunningham Avenue just south of the intersection.
The Proposal’s Consistency with Independence for All, Strategic Plan:
There are no policies in this plan to address this type of application, but this rezoning will help retain the service/commercial character established along this segment of the Truman Road corridor.
Comprehensive Plan Guiding Land Use Principles for the Current Designation:
While the City’s Comprehensive Plan recommends Residential Urban Neighborhood uses here, this proposed rezoning will be consistent with the existing zoning along Truman Road; is a down-zoning from the current industrial zoning; and provides an economic development opportunity for a new small business. It is unlikely this lot would be used for urban neighborhood residential anytime soon.
Historic and Archeological Sites: There are no apparent historic issues with this property.
Public Utilities:
As this is a long-established commercial property, all utility services are existing.
Recommendations and decisions on rezoning applications must be based on consideration of all the following criteria:
1. Conformance of the requested zoning with the Comprehensive Plan.
The Comprehensive Plan envisions Residential Urban Neighborhood uses for this site but it is unlikely this lot would be used for residential any time soon. The proposed rezoning will be consistent with the existing zoning along Truman Road; is a down-zoning from the current industrial zoning; and provides an economic development opportunity for a new small business. It is unlikely this lot would be used for urban neighborhood residential anytime soon.
2. Conformance of the requested zoning with any adopted neighborhood or sub-area plans in which the property is located or abuts.
There are no neighborhood or sub-area plans for this area.
3. The compatibility of the proposed zoning with the zoning and use of nearby property, including any overlay zoning.
With few exceptions, this segment of Truman Road between Sterling Avenue and Forest Avenue is zoned either C-2 or I-1 and has been for decades. The list of businesses along the corridor include are eclectic mix of auto repair shops, a grocery store, medical offices, a thrift store, a group home, and a concrete contractor, to name a few. A performance auto parts store will be compatible with this assortment of uses.
4. The compatibility of the proposed zoning and allowed uses with the character of the neighborhood.
As mentioned previously, this proposed C-2 zoning and possible land uses are in keeping with other properties along Truman Road.
5. The suitability of the subject property for the uses to which it has been restricted under the existing zoning regulations.
Due to its small size and design, this property lends itself more to retail sales as proposed by the applicant as opposed to uses associated with industrial zoning.
6. The length of time the subject property has remained vacant as zoned.
This property has been vacant for three to four years.
7. The extent to which approving the rezoning will detrimentally affect nearby properties.
The rezoning will have no detrimental effect on area properties.
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.
If the rezoning is denied, it would have a negative effect on the owners as it would prohibit their business from locating there.
Draft Planning Commission Meeting Minutes:
"Case 21-100-16 – Rezoning – 11445 E. Truman Rd
Staff Presentation
Stuart Borders presented the case. Mr. Borders presented the Commission with a vicinity map, noting the area and surrounding zoning. He presented the Commission with an aerial map indicating the project area and explained the surrounding land uses. Staff does recommend approval of this application.
Applicant Comments
Kim Scheerer, 6518 Ridgeway Ave, Kansas City, MO, stated her family has been involved with motorsports since the 1990’s. She stated they have performance auto parts and relationships with manufactures across the country. They would like to sell new and used high performance parts. They’ll be sold in person and online, but the in-person aspect will be by appointment only.
In response to Commissioner Michell’s question, Ms. Scheerer confirmed no one will be working on vehicles at the property. She stated they have had an alarm system installed and they have made a significant investment to maintain the building structure.
Public Comments
No public comments.
Commissioner Comments
Commissioner Preston enthusiastically endorsed the project and believe it will be a wonderful addition.
Commissioner Michell echoes Commissioner Preston’s sentiments. He stated he has lived in this area for a long time and travels Truman Road frequently and is excited for a business that will improve Truman Road.
Commissioner Wiley stated she is also excited for this business and hope this starts a trend for Truman Road revitalization.
Motion
Commissioner Preston made a motion to approve Case 21-100-16 – Rezoning – 11445 E. Truman Rd. Commissioner Ferguson seconded the motion. The motion passed with seven affirmative votes."