As previously discussed in the introductory articles on the Independence Avenue Corridor Overlay, the ordinance states its general boundaries run along the Independence Corridor from Forest to Ewing Avenues. Within the overlay boundaries are three zones: A, B and C. This document establishes the development standards, which vary from the underlying base zoning for the properties. Each zone has a set of similar standards, but also, each zone has modifications in standards. This week’s article discusses   Zone C standards. 

Zone C runs along the Independence Avenue Corridor, with Topping Avenue the west boundary and Ewing the east boundary. The land use in Zone B is primarily large-scale, single-use entities, with a small amount of single-family housing units toward the east boundary at Ewing. The underlying zone of the land within Zone C is primarily UR and M1-5 from Topping Avenue to Winner Road and transitions to B3-2 from Winner Road to Ewing Avenue.  An M1-5 designation allows manufacturing and B3-2 means mixed-use, small scale development. 

The Independence Avenue Corridor Overlay standards supersede uses that may be allowed within the underlying zoning classification. These standards apply to design elements and also to land uses within each of the three zones. However, there are standards unique to Zone C. For example, while the Overlaystandards for lot and building materials apply to Zones A and B, Zone C’s lot and building standards revert to the standards of the underlying zoning classification described in Kansas City’s Zoning and Development Code — Chapter 88 of Kansas City Municipal Codes. An application of these standards is the height of structures — in Zone C structures can exceed 45 feet in height. 

Zone C standards for parking and loading revert to the underlying standards of Chapter 88-420, while the other two zones, A and B, have applied standards of the Overlay District. Parking areas are allowed in the front of the main structures in Zone C — the opposite of Zones A and B. Manufacturing entities must provide one space per every four employees. Parking lot screening, lighting and other related requirements are also listed in Chapter 88-420. Signage standards within Zone C are not listed within the Overlay District standards. Applicants must apply for sign permits utilizing Chapter 88- 445 of the Kansas City Zoning and Development Code. Other than the exceptions described in this article, all other design and land-use standards within the Independence Avenue Corridor Overlay District apply to Zone C. The standards can be viewed online on the Northeast Kansas City Chamber of Commerce webpage: https://nekcchamber.com/commercial-property/, and Kansas City’s Zoning and Development Code is  viewable at https://library.municode.com/mo/kansas_city/codes/zoning_and_development_code?nodeId=14867.