Planning Commission Rejects Eden Village Zoning Proposal Citing Growth Concerns

EXCELSIOR SPRINGS, MO — On April 29, 2024, attendees spilled out the door of the Council Chambers at the Hall of Waters and into the hallway as the Excelsior Springs Planning and Zoning Commission rejected a rezoning proposal for a vacant lot at 1112 Tracy Avenue, which would have allowed Eden Village to move forward with their plan to transform the vacant lot into a housing development for the chronically homeless. The meeting drew a large and engaged crowd, with over 100 participants attending in person and an additional 100 or more watching online.

The proposed rezoning would have changed the long-vacant 3.98-acre property from a C-3 Service Business District to an R-4 Medium Density Residential District. Eden Village had envisioned the site as a gated community of duplex homes, providing housing for up to 20 chronically homeless and disabled individuals. According to documents filed by city staff, ​​R-4 Medium Density Residential Districts are structured to allow a diverse range of housing types, including innovative housing models like patio houses, zero lot line homes, and mixed housing systems.

Proponents of the proposal, including Kelly Anderson, president of Eden Village Excelsior Springs, argued that the development would address a critical community need for affordable housing. Anderson noted that the project would be privately funded by donations and possibly supported by a grant. When questioned about the source of the grant, Anderson declined to comment, but during the meeting, she indicated that the grantee had previously supported Eden Villages in five other cities. “Ultimately, our desire is to better our community, making Excelsior Springs a better place for everyone who lives, works, plays, or visits here,” said Anderson

Citizen Don Ledford spoke in favor of the change, saying, “The bottom line is… we’re taking property that is undevelopable and has sat empty, and we’re utilizing that to meet a critical need in our community… there is a better use for this property than the current C3 zoning, and it would be compatible with the city’s plan.”

Opponents of the zoning change mainly raised concerns about the city’s limited space for business development amidst ongoing growth. They argued that rezoning would permanently convert valuable commercial property to residential use, potentially hindering future economic opportunities. 

Local business owner Jim Rice said, “I oppose the rezoning of this property. Once you take commercial property and rezone it… you lose it,  it’s gone. On Any Given Friday and Saturday night, you can sit right out here on 69 Highway and watch all the tail lights go south towards Liberty and Kansas City, and our tax dollars go that Direction with them.”

Mayor Mark Spohn publicly opposed the zoning change, saying, “I would ask the commission to carefully consider your decision and realize that if we are poised to have expansive growth in Excelsior Springs, we are going to need such land… I think it is commendable to make an attempt to help people… but consider the best and most productive use for the land for all the people.”

Commissioner Bob Gerdes made the motion to approve the rezoning but failed to get the support of his fellow commissioners. Commissioner Julia Westerheide introduced a motion to decline the change, which passed with a lone dissenting vote from Gerdes.

The commission’s decision underlines the challenges Excelsior Springs faces in balancing residential development and meeting the social needs of the citizens with commercial expansion, as outlined in the city’s Comprehensive Plan. After the meeting, Anderson said she was disappointed in the decision but would continue to move forward with the project, seeking out alternative parcels of land within the city.