Harrisonville holds three land-use hearings: event venue proposal, code tweaks and alley vacation

City planning staff and applicants addressed three land-use items at the Board of Aldermen meeting: a special use permit application for an event venue at 301 North Commercial Street, proposed code amendments on encroachments and obstructions, and a petition to vacate a 15-foot unimproved alley north of North Street.

Staff presentation and special-use outline: Christina (city staff) described the 301 North Commercial application and said the site is zoned C-2 (service business). Staff recommended approval with conditions, noting the applicant and Oakland Cemetery representatives have discussed a shared access easement to reduce curb cuts. Christina said staff asked for specification sheets on proposed metal panels and that the city's code allows flexibility for architectural materials but not 100% corrugated metal facades without complementary masonry or stone. She also said the site is adjacent to floodplain areas; staff requires a floodplain development permit and elevation certificate as a condition and recommended a 20-year special-use term.

Applicant remarks and parking discussion: Applicant Jesse Brownsberger, the property owner at 301 N. Commercial, said the building would operate with one-way internal circulation, has 36 onsite parking spaces and a planned maximum capacity of 99. Responding to Alderman Mills' question about parking, Brownsberger said, "99." When asked whether 36 parking spaces would be sufficient, he said, "I think it'd be enough," and described options such as a shuttle or picking up guests from hotels for overflow.

Code amendments: Christina outlined proposed amendments repealing and replacing sections to allow encroachments or obstructions into public rights-of-way with written approval of the Public Works director and an executed encroachment agreement, and clarified CBD zoning language. Planning & Zoning recommended approval and staff supported the targeted changes.

Alley vacation hearing — process and opposition: On the 15-foot alley vacation request, staff reported two written objections from adjoining owners who said vacating the alley would remove their only legal access. Staff noted the parcels in question lie largely within a floodplain and are likely unbuildable; the city's code requires a 30-day continuation when opposition is filed, so no final action will be taken until the next meeting. Julie Medrano and Justin Azen, representing the prospective buyer (H & J Home Builders), described the lot topography, steep ravine and creek and provided survey photos showing limited or difficult access by the alley; the buyer said the purchase is contingent on vacation of the right-of-way.

What’s next: Council scheduled readings for related items (Council Bill 35 brought back July 15 for a future reading) and will revisit the alley vacation after the required 30-day period. Staff will work with the applicant on floodplain permitting, final site plans, material specifications for the building, and documentation for a shared access easement with Oakland Cemetery.

Quote: "Staff has recommended approval of the proposed special use permit for an event venue with the following conditions. The applicant shall obtain a flood plain development permit and elevation certificate," Christina said during the staff presentation.

Closing: No final special-use decision was made the same night; the hearings generated technical questions about parking, access and materials to be settled through site-plan review and standard permitting.