Planning and Zoning ​Commission recommends parking regulations but not rezoning

by Addie Rainbolt


The Grain Valley Planning and Zoning Commission met at City Hall on Wednesday, August 14th.

Commissioners Bob Headley, Scott Shafer, Chris Bamman, Criag Shelton and Justin Tyson were in attendance, as well as Alderman Rick Knox and Mark Trosen, Community Development Director.

This commission meeting was held to cover three action items: 

The first was “recommending to the Board of Aldermen that Title IV (Land Use) of the Code of Ordinances be amended in Section 400.190 (Off-Street Parking and Loading Regulations) limiting the number of items (boat, unloaded utility trailer, all-terrain vehicle, non-motorized camper and lawnmower) to no more than two (2) that could be parked in the rear yard in certain zoning districts),” as stated in the meeting agenda.

The second and third action items related to a proposed multi-family development just south of Duncan Road and west of Buckner Tarsney Road on the north side of town. 

The second agenda item requested “a change of zoning from District A (Agricultural) and District C-1 (Central Business District) to District R-3P (Multi-Family Residential Planned Overlay District) on 15.76 acres from District A (Agricultural) and District C-1 (Central Business District) to District C-2P (General Business Planned Overlay District) on 1.69 acres,”. 

The final action item was “requesting approval of the Preliminary Development Plan/Preliminary Plat known as Greystone Crossings which will consist of six (6) multi-family residential buildings containing a total of 187 units, one restaurant pad site and two retail pad sits. The property is located less than ¼ quarter of mile south of Duncan Road on the west side of Buckner Tarsney Road, lying in the northwest quarter and southwest quarter of Section 26, Township 49 North, Range 30 West in the city of Grain Valley,” as stated in the meeting agenda.

The first action item was opened to a public hearing where four Grain Valley residents spoke.

One of the residents to speak at the hearing was Brian Schowengerdt who opposed the amendment because he claimed it would limit the residents’ liberty to use their own land, making it “unjust.” 

Madison Touchstone, a city attorney, explained the amendment would be “more for future use,” instead of the current residents.

Most current residents would not be affected by the amendment because their currently parked items would be “grandfathered” in, Touchstone said. 

In other words, if residents had items parked in their rear yard prior to the passing of the amendment, those items would not have to be moved. 

The two exceptions to this would be if the residents moved those items for 12 months or more, or if the residents sell the property. If the residents sell the property, the new residents would have to park according to the amendment, Touchstone said.

The amendment was recommended to the Board of Aldermen, only being opposed by Commissioner Bob Headley. 

Bryan Rahn, representing Country Club Homes/Ward Development, presented on the second and third action items before they were opened to a public hearing.

The Greystone Crossings project would meet community needs, goals and regulations, Rahn said. “It’s not just more housing.”

However, the thirteen residents who spoke, all opposed the rezoning and development plan.

Some of these residents included: Andrew Unrein, Lance Pollard, Clay Collins, and Lora Casey.

Most residents who spoke during the hearing were concerned about how the rezoning and development plan would impact the Grain Valley School District, the flood plain, traffic on Buckner Tarsney Road and the city’s infrastructure including emergency services and the police department.

Concerning an increase in traffic caused by the development plan, Richard Tuttle, city engineer, said the road would be widened to a three-lane road throughout the area; adding one right-hand turn lane into the southern entrance and left-hand turn lanes into both entrances.

Unrein said he was opposed to the rezoning and development plan for several reasons, one of which being the importance of community, which he believes this plan would not prioritize. 

Unrein said he was not against development, but “against making rushed decisions that put the rest of the community at risk.”

Pollard said he was not against the development, but “in opposition to its current proposed location.”

The rezoning and development plan is “too high-density,” Collins said, considering that Grain Valley is in a growing stage.

“Growth isn’t always progress,” Casey said, and the growth the rezoning and development plan proposes “isn’t sustainable.”

After the public hearing was closed, the Commission discussed the action items.

Headley asked if the units would be held by Ward Development after they were built. 

Rahn said they intended to, but could not give a guarantee. 

Headley also asked Rahn how different city entities had responded to the proposed rezoning and development plan.

Rahn said he contacted the Central Jackson County Fire Protection District and the Grain Valley School District. The Fire Protection District did not respond, Rahn said, but the Grain Valley School District “did not have a concern with this project.”

Tyson said he had been in contact with the police department about the impact of the recent apartment complex development at Eagles Parkway and Buckner Tarsney Road on the forces’ workload.

According to Tyson, the complex increased the number of calls to the police department, including calls related to firearms.

Headley’s last question was about which roads would be worked on and when. 

Rahn said the development plan only addressed the roads surrounding the proposed location. Ward Development would complete the widening of these roads and the addition of turn lanes. Rahn could not speak on any road improvements outside of the proposed project.

Before the final vote was taken on action items two and three, Tyson said, the current issues, specifically the increase in crime at the newest apartment complexes should be sorted out before building any more. This statement received a round of applause from the residents in attendance.

“We don’t need to develop every single piece of grass within the four corners of the city,” Tyson continued, “we’re running out of land.”

After the Commission finished discussing the second and third action items, they voted on whether to recommend the rezoning and development plan to the Board of Aldermen. The Commission unanimously voted against recommending both items.

All three action items will go to the Board of Aldermen. The first item will be recommended by the Commission. The second and third items will not be recommended, but the Board of Aldermen may override this recommendation.
The next Planning and Zoning Commission regular meeting will held at 6:30pm on Wednesday, October 9th at City Hall.