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Independence planning commission approves rezoning at Zahn and Hocker
Summary
The Planning Commission voted 6-0 to rezone properties at Zahn Avenue and Hocker Avenue from industrial to R6 single-family residential, a city-initiated change intended to align zoning with existing residential use and remove legal-nonconforming risks for homeowners.
The Independence Planning Commission voted 6-0 on March 25 to approve city-initiated rezoning case 25110 at Zahn Avenue and Hocker Avenue, changing the affected parcels from industrial (R1 industrial, as described by staff) to R6 single-family residential.
Staff said the rezoning would align the zoning with the neighborhood’s prevailing residential character and help preserve the historic fabric of the area. Planning staff noted the change would remove a legal mismatch that currently leaves long-standing homes classified as legal nonconforming under industrial zoning.
Planning staff told the commission the properties have been zoned for nonresidential use since the 1960s and that the area was first annexed in 1851 and platted in 1867. Staff said the comprehensive plan envisions the area as a residential neighborhood and that utilities are in place and no city capital improvements are planned for the immediate site. Staff recommended approval.
Resident Caitlin Bridal, who identified herself as speaking on behalf of her wife, the owner of 519 North Hawker, asked what the rezoning would mean for current homeowners. Bridal asked, “How is this going to impact homeowners in the area moving forward?” Planning staff answered that the existing homes are legal nonconforming and that if they become vacant they would lose residential legal-nonconforming status after six months; staff also said that the lack of residential zoning can complicate rebuilding after catastrophic damage and can create difficulties obtaining mortgages or insurance.
A commissioner moved to approve case 25110 and, after a second, the commission took a roll call vote. Commissioners Nesbitt, Ferguson, Ashbaugh, O'Neil, Young and Chair Wylie voted yes and the motion passed 6-0.
The approved rezoning will relabel the parcels to R6 single-family residential; staff did not identify additional immediate implementation steps during the meeting. No formal appeals or next hearing dates were stated on the record.
