Planning commission approves rezoning of Queen City Kitchenettes to R-30 PUD

The Independence Planning Commission approved rezoning and a preliminary planned unit development (PUD) for the Queen City Kitchenettes property at 11601 East U.S. 24 Highway, voting 6-0 to rezone the site from R-6 single-family residential to R-30 PUD.

The change, approved at the commission meeting, allows the property’s current long-term residential use to be formalized under higher-density residential zoning while keeping the existing site layout intact. Planning staff recommended approval with two conditions: an opaque six-foot fence along the west side of the property within 60 days of approval, and a van-accessible handicap parking space with required signage.

Planning staff’s presentation said the 15-building complex (described in city records as Queen City Kitchenettes) contains roughly 18 living units and about 20 parking spaces and sits just south of the U.S. 24 corridor near Sugar Creek. Staff said no new construction is proposed, only one additional parking space is planned, and that the site is not within a federally identified flood zone. The Missouri Department of Transportation recently completed curb, gutter and sidewalk work along this segment of U.S. 24, staff said.

Jim Gamble, the project representative and principal of Gamble Company Incorporated, told the commission he submitted the rezoning application after Sparks Real Estate LLC purchased the property about six months earlier. Owner and developer Shane Sparks said the property currently houses about 17 tenants whose housing arrangements include Section 8 and other assistance programs, and that most tenants want to remain on site. Gamble said the property also has approximately 30 separate utility meters with Independence Power and Light.

Three residents who identified themselves as tenants — Angela Wright, Steve Jung and Carl Short — spoke in favor of the rezoning, saying the complex is clean, quiet and well maintained and that they want to remain there. No speakers opposed the rezoning during the public comment period.

Commission discussion clarified that the PUD designation does not by itself authorize demolition or redevelopment without a future return to the commission: any substantial change to the approved preliminary plan would require a new application and commission approval. Staff also noted that, because no new construction is planned, additional landscaping was not required under the approval.

The commission recorded votes by roll call: Commissioners Nesbitt, Ferguson, Ashbaugh, Torres and Young, and Chairman Wiley all voted yes. The motion to approve case 25-125-01 passed 6-0.

Implementation details: the approval requires the owner to install the six-foot opaque fence along the west property line within 60 days and to provide a van-accessible handicapped parking space with signage; staff made those requirements part of the recommendation. The approval does not authorize immediate redevelopment; any change to building footprints, elevations or use beyond what was presented would be subject to further review and approval by the commission.