Should 405 Simply Say “NO MORE - Not Allowed”?

While past changes to 405 drew much opposition two years ago when the city pursued “updating” the existing 405, did anyone realize the potential consequences it would have on new/expanding businesses in Neosho?  Have we ultimately created a “non-business friendly” environment for people looking to grow in SW Missouri?

This issue comes from the small but significant change in 405 of removing what I refer to as “inclusive zoning” – in other words, allowing a lower class zoning in a higher level area (specifically, allowing commercial development on land zoned “industrial”) combined with putting more restrictive categories within a zone of what “industrial” means (what was “industrial” is now M-1 Light or M-2 Heavy.) 

So what exactly does that mean in the real world?

Well, one thing it means is that anyone wishing to open a business in our industrial park today would need to have an M-2 Heavy Industrial purpose in mind.  Why, because almost ALL of our industrial park is zoned M-2 Heavy Industrial.  If your intent is anything else, be prepared to submit a rezoning request, pay a fee, wait many weeks, and HOPE that no one opposes the idea. 

What was allowed and happened for years can no longer.  And while some may still think that’s ok, let me give you some better examples of what 405 would have done had it been in place years ago:

1)  Scholastic

If the flooding and subsequent relocation of Scholastic would have happened after the 405 changes (it happened prior), they would not have been allowed to relocate to their current location (and “save jobs”) without going through the costly and lengthy (and sometimes contentious) process of rezoning.  Where they are today is zoned M-2.  Commercial call centers are NOT ALLOWED in M-2.

2)  B&B Movie Theater

If B&B would want to open a movie theater today in their current location, they could not because that land is zoned M-2 Heavy Industrial.  Movies theatres are NOT ALLOWED in M-2.

3)  Expanded student housing for Crowder

While some opposed the construction of Rough Rider Village (because we “don’t need residential development in an industrial park”, that apartment complex has turned out to be a great thing for Crowder.  It’s full of students and employees who can now walk to work/school like others can at any other College/University in the state.

But what if someone wanted to further develop residential apartment complexes to help Crowder as it grows?  Good luck!  All of the land around Crowder is zoned M-1 and M-2.  Apartments (R-3) are NOT ALLOWED!

I’ll add a sidebar conversation here:  Like it or not, we have a Family YMCA and a Community college located in our industrial park.  Do those businesses (which by the way are NOT industrial) DRIVE commercial needs?  I think they do, but we’ve not made it easy for that to happen.

4) Neosho Concrete

If Neosho concrete had relocated to the industrial park (from downtown) after 405 was changed, guess what?  NOT ALLOWED!  All of the land on the south size of Industrial Dr. is zoned M-2.  According to the current 405, concrete block plants are M-1 and rezoning would be required.

5)  Any commercial business to help Crowder or the Y

Whether it’s a convenience store for Y members and Crowder folks, a Solar consulting businesses tied to MARET, or any business directed toward Crowder’s students (coffee shops, gas stations, eateries, etc.), don’t hold your breath!  All of the land around Missouri’s fastest growing community college is zoned M-1 and M-2 industrial.  What does that mean?  NOT ALLOWED!

6)  There are many more!

So where am I going with this?  I think the time has come to take another look at what we really want from the 405 and whether our future land uses in the industrial park fit the current and future needs of the area.  If we want Crowder to grow, shouldn’t we plan land use around that? 

If other cities like Carthage can grow and prosper without such restrictions, why can’t we?  Well, I think we can, and I believe the 405, while well-intentioned, is ultimately making Neosho a non-Business-friendly place to be.