St. Joseph planning commission backs precise-plan amendment to allow apartments at Whitehead Plaza

The St. Joseph Planning Commission voted to forward to city council a proposed repeal and replacement of the P‑6 Whitehead Plaza precise plan that would allow apartment residential use at 2503–2507 South Belt Highway.

Brandon, a city staff member presenting the item, said the precise plan was drafted in 2004 and adopted about 2005, and that market conditions have since changed. He said staff recommends approval with no conditions, adding that allowing apartments in this commercial-graded precise plan is consistent with the city’s zoning code and with nearby commercial uses.

Developer David Summers, who sought the change, said moving overhead lines made more of the site buildable. “I worked with Evergy to move the power lines…that opened all this property to where we could build underneath,” Summers said, describing an easement swap and plans to place new lines to the north edge of the property.

Supporters including Sean Duke of Snyder Associates said allowing residential use could stimulate mixed-use development and walkability in an under-developed section of the corridor. “Allowing for residential use is something that’s been brought more and more toward the front here,” Duke said, arguing the amendment would help attract investment.

Neighbors pressed for detail on the scale and character of future housing. Barbara Labas asked whether proposed housing would be “market rate apartments” or “tiny homes,” saying residents had been given mixed messages at prior meetings. Staff clarified the amendment would permit “apartment residential” as defined in the city code, which requires at least three units under a single roof and could allow buildings up to the sort of 50–60 units cited by staff depending on setbacks and site constraints; staff said “small homes” would not be allowed under the proposed precise-plan language.

Other nearby residents voiced concerns about traffic and drainage. Dottie Weilberger said three small houses on South 30 Ninth Terrace would be affected and warned of congestion near Pickett School, and participants noted that Missouri Department of Natural Resources permitting could be required where a natural creek runs through the site.

Commissioners asked technical questions about topography, setbacks, creek impacts and whether apartment design standards would be applied. Brandon said any apartment development would have to meet the aesthetic standards and building and zoning codes that apply within the precise plan; administrative approval steps would follow if the precise-plan amendment is approved.

The commission voted to recommend approval; the item will next be considered by the St. Joseph City Council.