The applicant is requesting to rezone two lots (with two existing structures) from 1-1 and C-2/HL to C-3 and C-3/HL to permit a two-lot property to be replatted into one new lot and have a single zoning (C-3) throughout and that would allow for the existing and proposed uses at each end of the property. The 121,516-square foot northern lot contains the Habitat ReStore recycling center and the 128,005-square foot southern lot contains the historic Young School to be used as office space and a homeownership education center.
Truman Heritage Habitat for Humanity, Inc. has owned the properties since 2011. The Habitat ReStore has been in operation since 2012. Until now, the Young School building has been vacant while Truman Habitat raised funds for its renovation. Truman Habitat intends to preserve the historic Young School and return it to use for the purpose of educational services and homeownership support.
The southern end of the property, being the site of the school with Historic Landmark status, has been reviewed and approved by the City’s Heritage Commission on January 6 prior to the Planning Commission meeting.
The Proposal’s Consistency with Independence for All, Strategic Plan:
The proposal is consistent with the Strategic Plan’s stated Mission of, “Transforming our community through engagement, innovation, and sustainable services.”
Comprehensive Plan Guiding Land Use Principles for the Current Designation:
The City Comprehensive Plan recommends Residential Established Neighborhood uses for this site. “(C)ommercial developments…and civic uses are also common in neighborhoods.”
Historic and Archeological Sites: The southern portion of the property has Historic Landmark Status. It is the site of a historic school.
Access: Vehicular access is via the driveway on the northern portion of the property. Most available parking will continue to be on the northern portion of the property. There will continue to be pedestrian access to the old school building from N. Dodgion Street via the old concrete stairs and sidewalk. They are in need of repair.
Landscaping: The applicant will provide landscaping per Code. Some of the existing plantings on the property can count toward the required total.
Public Utilities:
As this is a long-established commercial/institutional 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 Established Neighborhoods for this property. The proposed rezoning, although not consistent with the Comp Plan, is consistent with the surrounding existing zoning and uses.
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.
This proposed C-3 zoning is consistent with the Industrial zoning to the north, west and south of this property.
4. The compatibility of the proposed zoning and allowed uses with the character of the neighborhood.
The proposed zoning, and its allowed uses would be compatible with the other industrial properties in the neighborhood.
5. The suitability of the subject property for the uses to which it has been restricted to under the existing zoning regulations.
The property’s existing C-2 zoning is suitable for the office and educational uses on the southern lot and the property’s I-1 zoning is compatible with the recycling center use on the more northern lot, but not its educational and support service components. The C-3 District, would allow both uses on the same lot.
6. The length of time the subject property has remained vacant as zoned.
This is not applicable to the northern portion of the property. The school on the southern portion of the property has been vacant for decades. The rezoning will allow the adaptive reuse of the historic structure.
7. The extent to which approving the rezoning will detrimentally affect nearby properties.
The rezoning will not have detrimental effect on area properties. The Restore use has been in operation for about 9 years. The rezoning would allow both uses to coexist on the same lot.
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 owner being able to utilize the historic southern portion of the property.
Draft Planning Commission meeting minutes:
"Continued Case 21-100-17 – Rezoning – 501 and 505 N. Dodgion Street
Staff Presentation
Brian Harker presented the case. Mr. Harker 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.
Applicant Comments
Christina Leakey, 2310 S. Crenshaw, CEO of Truman Heritage Habitat for Humanity, stated they are excited to have opportunity to restore what the City has a designated as a City of Independence landmark and to reuse the space as an education center. This school has a rich history and untold story they are excited to share; a classroom will have the history that will be available to the public. She added this is an opportunity to anchor themselves in the community as part of neighborhood revitalization.
Vice-Chairman Preston asked if this would be the first time Truman Heritage Habitat for Humanity of Eastern Jackson County will have its own home base and Mrs. Leakey confirmed this to be true. She explained the Dodgion property would be their own building and a home of their own. Their organization helps families achieve home ownership they would not normally be able to accomplish and helps those families get established and set up for financial success. Mrs. Leakey feels the Dodgion property will be a wonderful resource to the community.
Commissioner Wiley stated she is excited for this project and stated it will be an asset to the city.
Public Comments
No public comments.
Motion
Commissioner Wiley made a motion to approve Case 21-100-17 – Rezoning – 501 and 505 N. Dodgion Street. Commissioner Nesbitt seconded the motion. The motion passed with five affirmative votes."