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Planning commission approves rezoning for two lots on U.S. 24 to R-6 to clear legal nonconformity
Summary
The commission voted 7-0 to recommend rezoning two parcels at 15430 and 15440 East U.S. 24 Highway to R-6 single-family residential to remove a legal nonconformity and allow rebuilding and financing options.
The Independence Planning Commission on June 10 voted unanimously to recommend rezoning two parcels at 15430 and 15440 East U.S. 24 Highway from a split commercial/residential designation to R-6 single-family residential to eliminate a legal nonconformity and allow the homes to be rebuilt or refinanced if necessary.
Brian (planning staff) said the parcels were annexed in 1955, were rezoned multiple times when the city adopted zoning in 1965 and later updates, and now contain two red-and-white brick homes built around the 1950s. The properties sit along the US 24 corridor where commercial zoning predominates along the highway but residential uses remain on deeper wooded lots behind the corridor.
Amanda Kivett, attorney for the applicant Joanna Bagby, described the family circumstances: the properties were owned by Bagby's parents and the applicant sought rezoning after a prospective buyer and insurers raised concerns about whether homes could be rebuilt after fire under the current legal nonconforming status. Kivett said one sale has closed and a purchaser still seeks rezoning to preserve single-family use; another family occupying the second property intends to obtain a teacher loan but cannot do so without residential zoning.
Why it matters: Rezoning will align zoning with the comprehensive plan’s neighborhood-preservation goals and remove encumbrances that could impede reconstruction or mortgage financing. Staff said the change conforms with the Imagine Independence Comprehensive Plan 2040.
Staff noted no apparent historic, archaeological or floodplain constraints and that utilities are in place. The planning staff also observed MoDOT has planned future road improvements on US 24 east of the site but did not identify capital-improvement projects that would directly affect the rezoning.
Action: The commission voted 7-0 to recommend approval of rezoning case 25113. The recommendation will advance to City Council for final action.
Clarifying details: staff said the notification area for the rezoning included properties within 185 feet of the site. The rears of the properties abut a residential neighborhood; nearby uses include a car wash and a recent office building.
