[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6039096,"mediaKeyId","3802293-9c1ed2e5149b636451521cc371973399","parentId",3802293,"title","Commission discusses ADU rules: commissioners favor detached units, owner-occupancy and conditions on short-term rentals","audioSeconds",3042,"startMs",3953000,"endMs",6995000,"viewUrl","/Search/View?dp=1&key=3802293-9c1ed2e5149b636451521cc371973399&start=3953&end=6995","thumbnailUrl","https://assets.pipeline.soar.com/3802293-9c1ed2e5149b636451521cc371973399/thumbnail_3953000.jpg","articleUrl","/articles/6039096/Smithville/Clay-County/Missouri/Commission-discusses-ADU-rules-commissioners-favor-detached-units-owner-occupancy-and-conditions-on-short-term-rentals","mediaUrl","https://secure.pipeline.soar.com/6039096-eb6dfb14749ac508af79f47ce68c0755/orig.mp4?Expires=1771185390&Signature=RJH7sDwcBtr8-Z~TEUm3jTF5B1JaqxBoszLQFDfFqCTxtan7cDEv5yvNwm~TO1mnPkMzxYtbN8GEZegLysk2hYphGVEdqViEH2BLAYxU8~7mRFmC4QiQ0mRDnSQYbvmIABC1loLiLdFnw2bNlGsd3ppbs19-pKaJhAqQorxa3skFXUjK8SE13nl7cBXu-cDWWucc2gGA~Xz9yXEJPaNVL3OL2eJ7BMBe7nPDlxGKGSISeEorTJU5FvrY770bkUPRZ2UhEwfVpUvBWshzDYLPWMpqNKinwiTqxOIKd85tMeg0ANJGMBRxT6sycWdPQgyaniW7JiQcdlwBvB4Gvrf44g__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Smithville, MO","date","2025-04-09T14:12:38Z","article","Commissioners spent more than an hour discussing rules for accessory dwelling units (ADUs), seeking a balance between homeowner flexibility and neighborhood compatibility as staff prepares an ordinance draft.

Will (staff researcher) reviewed options and community feedback. Commissioners and staff coalesced around several preliminary positions: limit ADU allowances to detached accessory structures sited behind or to the side of the primary residence (not front facing); permit ADUs in single-family districts A-1, A-R and R-1 but rely on lot-coverage rules to exclude lots that cannot meet coverage limits; discourage separate utility meters (staff recommended utilities remain tied to the primary house, with deduct meters allowed for billing); and require owner-occupancy of the primary or secondary unit with a recorded affidavit or recurring certification requirement.

Commissioners discussed size, occupancy and design limits. Staff said comparative research suggested typical ADU sizes range from 500 to 750 square feet; commissioners discussed alternatives including tying ADU size to a percentage of the primary home or to multifamily unit-size standards. On occupancy, the commission discussed several options and generally favored limiting ADU occupants to no more than two unrelated adults (or a simple per-bedroom cap similar to the city’s short-term rental rules). Commissioners also favored one ADU per lot and restricting ADUs to single ownership of the parcel (no separate sale of the ADU).

Safety and access were also discussed: the fire chief’s guidance favors accessible paths for fire apparatus and a practical limit (staff cited roughly 100 feet as a working guideline) and commissioners said driveway and off-street parking should be considered. On aesthetics, commissioners said ADU design should be compatible with the primary structure if visible from the street; they expressed particular opposition to unclad shipping containers and said screening or additional design review would be appropriate where modern box-style units would be visible.

On short-term rentals and business use, commissioners leaned against allowing commercial uses or short-term rental operations from ADUs; if the commission instead chose to allow rentals, staff suggested tying the permission to short-term rental rules and licensing. Will and Jack said they would draft ordinance language that reflects the commission’s guidance and return with precise code text and options on timelines for certification (annual vs. every three years) and size limits.

Ending: Staff will draft ordinance language incorporating these points for a future meeting; commissioners asked staff to prepare specific options on unit size, owner-occupancy certification and permitted districts before the next hearing.","mediaType","Video","parentTitle","Smithville Planning & Zoning Commission Meeting 4-8-2025","oneSentenceSummary","Commissioners spent more than an hour discussing rules for accessory dwelling units (ADUs), seeking a balance between homeowner flexibility and neighborhood compatibility as staff prepares an ordinance draft.","taxTitle","Smithville, Clay County, Missouri","taxId",72594,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6039111,"Smithville staff report details multiple ongoing development projects, sidewalks and sewer capacity limits",374,52000,426000,"/Search/View?dp=1&key=3802293-9c1ed2e5149b636451521cc371973399&start=52&end=426","https://assets.pipeline.soar.com/3802293-9c1ed2e5149b636451521cc371973399/thumbnail_52000.jpg","/articles/6039111/Smithville/Clay-County/Missouri/Smithville-staff-report-details-multiple-ongoing-development-projects-sidewalks-and-sewer-capacity-limits","https://secure.pipeline.soar.com/6039111-953467534cc81f5585d23ebd345681f6/orig.mp4?Expires=1771185390&Signature=bsqfZboTU4IE~PdeUKDtKYEC5W3~pmpfgsOtwIm8adBcnLKBDeF4gJu3d7EMG~DUXVq~1P7gYS8wKwWRub66BCMgAgGLgnUof~pM3KfQ4rm4u5r2nnZ6eaekUqO8UtGqAk5AhTBYAv-IpARTbrl-JqFQZyjkAOYWP7l4B52H8EHyZyODVQs0IKfeBXiYNgXhcGYyXlKagz5OQeetKmXBqyzdRyNCd7fbv~60HNsUrCJdBlMjh051GjiYR3RAaKEdzSBRDtvyEvvrGz4MmXf95VH3-IPrVuGyCB-ulfeI6TpJxMs7XOOYLQLAavDlvlcDl-In4MvWUQDsjw7TsYIwIg__&Key-Pair-Id=KUT5TJCACFTXG","Staff presented a progress update on multiple development projects across Smithville and flagged sewer-capacity constraints that could delay some phases of work.

Jack (city planner) told the Planning & Zoning Commission that Clay Creek Meadows is under construction for phase 1 utility work and that the developer has graded for phase 2. Jack said engineers from the city and the developer are still resolving comments on construction plans and that “as soon as those are wrapped up, they’ll be able to start that work as well.”

The presentation covered other active work: a completed bridge project, the start of construction on a mixed-use building at 110 Smithville with foundation pours planned this week, and continued grading and site planning at Richardson Street Plaza. Jack said the Commercial Street sidewalk project is scheduled to start in June and will run from the south side of the school property on Commercial Street to downtown.

On capacity and sequencing, Jack said Fairview Crossing’s next phase of apartments depends on sewer capacity tied to the Hills of Shannon sewer system and on the West Bypass and new pump station construction, for which the board recently awarded a contract. He described that pump station project as a “12 month plus construction timeline” and said the West Bypass runs through part of Fairview Crossing under power lines.

Jack also said the city will put an item on the April agenda to pull preliminary plat approval for Lakeside Crossing; he said the developer plans to delay the project at least two years and the city intends to require resubmittal so the project meets any new standards in effect at that time.

On site-plan timelines, Jack noted that site-plan approvals are valid for one year unless extended by the commission; he flagged Lot 1615, a spec building approved 13 months earlier, and said the property owner asked about beginning construction. Jack said the owner requests no changes to the approved plan and recommended releasing the permit unless commissioners want a formal re-review. Commissioners discussed and indicated a preference to review the item again because membership has changed since the original approval.

Ending: The commission took no formal vote on staff items but directed staff to place the Lakeside Crossing preliminary-plat withdrawal on a future agenda and to bring the Lot 1615 site-plan re-approval for review. Jack and other staff said they will circulate the relevant plans and the engineering comment responses to commissioners ahead of the next meeting.","Staff presented a progress update on multiple development projects across Smithville and flagged sewer-capacity constraints that could delay some phases of work.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6039101,"Planning commissioners approve conditional-use permit for North Industrial Drive transfer station, 5–1; aldermen review next week",901,1987000,2888000,"/Search/View?dp=1&key=3802293-9c1ed2e5149b636451521cc371973399&start=1987&end=2888","https://assets.pipeline.soar.com/3802293-9c1ed2e5149b636451521cc371973399/thumbnail_1987000.jpg","/articles/6039101/Smithville/Clay-County/Missouri/Planning-commissioners-approve-conditional-use-permit-for-North-Industrial-Drive-transfer-station-51-aldermen-review-next-week","https://secure.pipeline.soar.com/6039101-b4c31ee0e8d0edfc44adda7852e499b7/orig.mp4?Expires=1771185390&Signature=ZZ7XyIxStKe70nq4XJmUaxSKjtfbwG8FL6Kr5Z19vokiggGrKXhG7bbjoItlK0Gj4oJuT-~tVdMHUfh2TR4A-v6I9rqBMsCfWfeHBIg~vwJWHL-8egBrm98qoaQzbVw05GaSRMWqjPywAcO7KHW83u5zH29blownSYzKX92PyVIgDbhMvN4e5dD7MTRaCFlsbzlscpDe6dAfjThdIF10bjE7F9gdCGHmxSusyUjFjNZqN0wOoILhgN6sDVEFxu92ddNXqZaxFC3D3hWY2wCJcucGr2wJlXHhLE4Mb5NiMUNHi5PdjhNJYN3xtQ1cGRCalQdsjObOpEhNhRhAeWLVQw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission approved, by a 5–1 vote, a conditional-use permit (CUP) allowing the facility at 14820 North Industrial Drive to operate as a transfer station with expanded acceptance of municipal solid waste, subject to staff-recommended conditions including state licensing and an inspection/mitigation process.

Applicants David and Kimberly Finke addressed the commission during a public hearing, saying their current operations accept construction-and-demolition (C&D) waste and some commercial recycling but that regional landfill changes and rising landfill costs are putting pressure on local hauling businesses. David Finke said the facility is not permitted to accept MSW yet and that, if the city grants land-use approval for MSW, the business would still need to obtain the required state MSW permit before operation. “If it’s not construction and demo or recycle, we dump those at Saint Joe,” Finke told the commission, adding that an exclusive contract with Waste Management at the Johnson County Landfill currently limits direct disposal options.

Several speakers urged caution and asked about traffic, odor, runoff, treatment impacts and regulatory oversight. Resident Doug Circeone said nearby intersections, particularly Park Drive at U.S. 169, already experience crashes and backups and that larger, slower trucks could worsen safety risks. Kit Starr, owner of Raptor Recycle and Transfer in Grandview, described his facility’s compliance record, said the Missouri Department of Natural Resources (MoDNR) closely regulates MSW operations, and told the commission that transfer stations can reduce regional hauling distances.

Jack (city planner) told commissioners that the city’s zoning and business-license process already requires operators to provide any state permits needed for operation and that staff recommends conditions that would allow the city to inspect for trash and odor issues and, if problems persist, pause or cancel the CUP until the operator returns to the commission to address deficiencies. Jack said the city added the statewide-permit disclosure requirement after earlier licensing problems in other industries.

Motion and vote: A motion to approve the CUP passed 5–1 (Alderman Wilson cast the lone no). Several commissioners asked that staff’s recommended conditions be retained, including the requirement that the operator present the state MSW permit before a change in operation occurs, and the authority for the city to perform inspections and pause operations if public-health or nuisance issues persist.

Ending: Jack said the CUP will appear on the Board of Aldermen agenda next week for final action; staff and applicants said they will pursue the state MSW permit and prepare any documentation needed for the aldermen’s review.","After a public hearing with residents and operators, the Planning & Zoning Commission voted 5–1 to approve a conditional-use permit for 14820 North Industrial Drive to expand its operations; approval includes staff conditions requiring state permits for municipal solid waste (MSW) handling and authority for city inspections and corrective action",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6039106,"Commission postpones 303 West Meadows site-plan after materials samples requested",1213,681000,1894000,"/Search/View?dp=1&key=3802293-9c1ed2e5149b636451521cc371973399&start=681&end=1894","https://assets.pipeline.soar.com/3802293-9c1ed2e5149b636451521cc371973399/thumbnail_681000.jpg","/articles/6039106/Smithville/Clay-County/Missouri/Commission-postpones-303-West-Meadows-site-plan-after-materials-samples-requested","https://secure.pipeline.soar.com/6039106-8e5a1e6941c359a64ac3ca7ffee00878/orig.mp4?Expires=1771185390&Signature=o5l3tJxCbqLhxdw15jEtYC5tHky9p3ks12WdU3fd3lO8VIgGN~-9435OktdnX~dOK3~~JVSGE4-HXgOaflumh~vtZEgnonHEbNu09i~1tpLin8OnhLfXW0F34oYA7RqY3pIOWWaQQTbCKUGUPCnEv5VYI5fnX0O3CQ6F6OZnCvGjwIz4eRkBSpG6SKac9VfjOKljBvlqZSZnIXrrsmOqH75vRcUAEDCQTbrddGYWztNAHegZhjAsCZo9dj1qf0-uRCLOA-zf2K3CmwoVGCa3sPCl~oObsbh0twvpdPU9nKXYrWSO4GUAUtu55GpcQPYWCTTPuv2SyrDin~MHh0yLyQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission postponed a site-plan decision for 303 West Meadows Street after commissioners and public commenters requested larger material samples and clearer façade details.

Staff said the applicant proposes a 60-by-40 building at a lot that already contains a parking lot and access drive; the design includes metal board-and-batten–style siding with faux stone at the base. Jack (city planner) noted the submittal meets minimum code standards but that the development team preferred the board-and-batten metal look rather than a stucco appearance previously approved in other locations.

Several residents and commissioners raised concerns about the proposed metal siding’s durability, color and how the building would fit with the nearby historic commercial district and existing stucco and older homes. Public commenter Glen Owen asked whether the location would be a car sales lot; an applicant identified as Safe said the business would sell used cars and perform minor detailing.

A builder for the applicant provided small samples in the meeting and said the steel panels have a four-year paint warranty and that textured “wood-grain” variants are available. Commissioners asked for larger 2-by-2 or full-panel samples to better evaluate the look from the street. Jack told the applicant to bring a larger set of material samples and said staff would confer with the applicant about the presentation that would address questions raised by commissioners.

Motion and vote: Commissioners moved and seconded to postpone the item to the May meeting to allow the applicant to submit larger samples and a revised submittal. The vote on the postponement was 6–0 in favor.

Ending: The applicant agreed to bring larger material samples and to update the submittal for the May agenda. Staff said other applicants waiting on this item were standing by and that the commission would revisit the site plan next month.","The Planning & Zoning Commission postponed action on a proposed 60-by-40 building at 303 West Meadows Street after commissioners and residents requested larger material samples and clearer details about metal siding and appearance; the applicant agreed to return with bigger samples and refined submittal.","actionData","errors"]

Article not found

Commission discusses ADU rules: commissioners favor detached units, owner-occupancy and conditions on short-term rentals

Smithville staff report details multiple ongoing development projects, sidewalks and sewer capacity limits

Planning commissioners approve conditional-use permit for North Industrial Drive transfer station, 5–1; aldermen review next week

Commission postpones 303 West Meadows site-plan after materials samples requested