Planning commission approves rezoning for Westgate senior-living development, 5-2

The Blue Springs Planning Commission on Monday approved rezoning and preliminary development plans for Westgate Villas, a proposed independent senior-living community at the northeast corner of Northwest 19th Street and Northwest Mock Avenue.

The commission voted 5-2 to rezone the property from RCSO (Regional Commercial Service Offices) to PDR (Planned Development Residential) and approved the related plan development concept plan and preliminary plat with staff conditions. Chairperson Henning and Commissioner Ingersoll voted no.

City planning staff said the project would convert roughly 6.28 acres into a 55-and-over independent senior community of 46 dwelling units: eleven four-plex buildings and one duplex, plus a clubhouse, gazebo and open space. “Staff recommends approval of this rezoning request,” planner Chantelle Fry said, adding that the proposal meets the city’s review criteria and is consistent with the 2014 comprehensive plan’s corridor reinvestment designation.

Nut graf: The approval clears the way for a mid-density senior-housing development in a corridor currently dominated by office and commercial parcels. Proponents say the use supports nearby businesses while generating fewer vehicle trips than standard multifamily uses; opponents raised concerns about traffic, parking and effects on adjacent properties.

According to staff, the development will provide two access points from Northwest South Outer Road and Northwest Mock Avenue, internal private streets (the developer will maintain internal streets and sidewalks), and parking of 1.5 spaces per unit—one enclosed garage space plus driveway or additional on-site stalls—to meet the independent senior-living parking standard. Fry said the required 15% open space equates to 0.42 acres and that the developer submitted a traffic memo concluding a traffic-impact study was not warranted. A final stormwater management plan with detention basins and best-management practices will be required with final engineering.

Developer representative Brian Ron said the design intentionally keeps building heights and density moderate and that the clubhouse will have a full foundation and on-site leasing staff. “We actually have on-site leasing, which, you know, we will have staff there that’s going to be seeing what’s happening in the community,” Ron said, describing on-site management and overflow parking at the clubhouse for visitors.

Speakers at the hearing included nearby property owner Dr. Serafini, who said the adjacent office park is “a ghost town outside of regular business hours” and expressed concern that adding residents would increase traffic, parking problems and risk to property values. Resident Deborah Totten asked whether the “55 and older” restriction would be enforceable. Planning staff responded that independent senior-living is a defined land use that triggers the 55-and-over requirement in the city’s zoning code and that the city could pursue compliance action if the development were not operated consistent with its approved land use: a property used as a general apartment complex would be underparked and out of compliance with its approval.

The commission’s approvals were made with the staff-recommended conditions. The planned development concept plan and preliminary plat will be forwarded to the City Council; staff noted the council will hear the recommendations at its Sept. 17 meeting in the same chamber.

Ending: Staff estimated construction would begin in 2025 and be complete in 2026 if approvals proceed. Additional technical approvals — including final stormwater plans and PD final plan review of landscaping and engineering — are required before building permits are issued.