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Planning Commission approves bed-and-breakfast permit for 1304 South Maywood Avenue
Summary
The Independence Planning Commission voted 6–0 to grant a special use permit allowing homeowner Janet Higgins to operate a bed-and-breakfast at 1304 South Maywood Avenue. Commissioners and staff discussed parking, pool access and prior unlicensed rentals before approving the permit.
The Independence Planning Commission on Jan. 27 unanimously approved a special use permit allowing Janet Higgins to operate a bed-and-breakfast at 1304 South Maywood Avenue.
Higgins, who told commissioners she lives at the address and bought the house four years ago, described the century-old bungalow as a small, neighborhood lodging source and said hosting visitors brings business to local restaurants and shops. Staff presented the case (case 252009), saying the property sits on a double lot in Maywood Park of roughly 11,000 square feet and the house has about 1,200 square feet of living space. Staff described the parking plan as a two-car garage (one side used by the owner), a parking spot beside the garage and one allowable on-street space; the permit would allow up to six adult guests (children younger than 5 excluded from the count). Staff also noted the pool on the property would not be available to guests.
Commissioners asked Higgins about prior bookings. Higgins acknowledged she had listings before learning she needed city approval, saying she received a letter about two years earlier and "I didn't shut down the site... I blocked I put x's" on Airbnb rather than fully removing listings because of platform penalties. Staff confirmed the applicant ceased accepting bookings after the notice. On pool safety, Higgins said she will "lock the gates with a padlock" and that she lives on-site to supervise guests.
Two neighbors spoke in support. Michelle Dowell (20902 E. 15th St. S., Independence) said she has known Higgins about a year and a half and praised the cleanliness and care Higgins takes. Rebecca Wright (1301 South Maywood Ave.) said Higgins "takes pride in our neighborhood." With no opposition speakers, a commissioner moved to approve the permit and the commission voted 6–0.
The permit authorizes on-site hosting under the conditions outlined in the staff report (guest limit, parking plan and excluded pool access). The commission congratulated Higgins and moved on to other business.
