Commission discusses 'missing middle' and infill strategies; staff cites grant to study in‑fill housing

The Independence Planning Commission viewed a video and spent substantial time discussing middle-housing and infill strategies, including infrastructure constraints, System Development Charges (SDCs), and zoning limits that affect small-scale multifamily development.

Staff said the city received a grant to study infill housing and infrastructure issues on small lots. The grant-funded work will examine how utilities, sidewalks, and other infrastructure can be provided for infill, and whether regulations (for example, lot sizes and height limits) impede “gentle density” such as duplexes, triplexes, cottage courts or fourplexes.

Commission members raised concerns that infrastructure upgrades (water, sewer, sidewalks) often fall entirely on individual developers and can make small infill projects financially infeasible. Commissioners also noted that local SDCs in Independence are high compared with neighboring jurisdictions and can present a major upfront cost for smaller housing projects.

Staff and commissioners discussed the “missing middle” concept — housing types between single-family homes and large apartment buildings (duplexes, fourplexes, cottage clusters) — and referenced regional examples and state policy moves encouraging middle housing. Staff said current single-family zone height limits (35 feet) can create buildings much larger than nearby homes and may need review.

The commission agreed to continue these conversations over the next year as staff develops materials and public engagement for a middle-housing/infill work program. No formal action was taken; staff will incorporate findings from the grant and bring regulatory options back to the commission for further discussion.