Planning commission recommends 169 South Employment Center overlay to Board of Aldermen

The Smithville Planning and Zoning Commission on a 4-0 voice vote recommended that the Board of Aldermen consider an overlay ordinance for the 169 South Employment Center that would allow mixed-use, medium- to high-density development and targeted micro-manufacturing uses.

The ordinance, presented by consultant Julie (consultant) and Sean Duke (consultant), implements a hybrid form- and use-based overlay identified in the city’s comprehensive plan and is intended to guide building form (for example, buildings pulled up to the street and on-street parking) and a broader mix of uses than existing base zoning allows. Julie said the draft ordinance excludes certain uses — for example, indoor firing ranges and sexually oriented businesses — and excludes drive-through service at restaurants.

Jack (city planning staff) told commissioners the overlay establishes allowable forms and uses but does not replace required engineering and site-specific studies. "Every development will come in and they'll have to have a concept plan," Jack said, adding that traffic, stormwater, and access points will be addressed when a developer submits a site plan and that the Missouri Department of Transportation (MoDOT) has jurisdiction over access to Highway 169.

Resident Doug Sercioni urged preservation of mature trees and dedicated green space, noting that much of the site is covered by mature canopy and that turning movements from Highway 169 at some proposed entrances would be blind without turn lanes.

Commissioners and staff said those concerns will be evaluated during the site-plan and subdivision review process. Jack said existing and future traffic analyses will use trip-generation formulas (trips per day) to determine whether turn lanes, signals or other improvements are required and that the city will rely on MoDOT's engineers for access and safety decisions on the state highway.

The commission approved a recommendation to forward the ordinance as a text amendment for Board of Aldermen review and public hearings. The item will be presented at an upcoming Board work session and then through ordinance readings; commissioners said the final site-specific traffic and stormwater requirements will be set later when a developer submits plans.

Julie and Sean provided the draft ordinance, the public engagement summary and a revised table of permitted and conditional uses; the consultant said the format will be refined for online legibility once commissioners and the Board provide direction.

If the Board of Aldermen approves the overlay, it will not itself authorize any development; developers must still submit concept plans, traffic and stormwater studies and obtain MoDOT approvals for access before final plat or building permits are issued.