Wednesday, January 25, 2023

 . . . . Democracy in Action . . . . 

At a recent meeting at Raytown City Hall homeowners of the 53rd Street/Blue Ridge Boulevard learned City Hall had been meeting with a local developer for over six weeks to negotiate the construction of a gas station in their neighborhood. Homeowners were united at the meeting when they voiced their opposition to City Hall's plans. Their complaints were many and included the following concerns:

  • Untimely notification by City Hall of nearby neighborhoods of developer plans.
  • Increased crime and blight that would bring problems to their peaceful neighborhoods. Gasoline stations are frequent targets of strong armed robberies and violent shootings often through acts of “road rage”.
  • The lack of a plan from City Hall to address storm water run-off that would be created by covering green space with concrete and buildings.
  • The fact that there are already two gas stations within one mile of the proposed gas station.
  • A retired Raytown Police officer told those gathered the 53rd Street and Blue Ridge Boulevard intersection is already too small for the increased traffic a gas station would bring to the area. He described the intersection as “the most dangerous traffic intersection in Raytown.”
  • Noise, light pollution and a destination for the indigent population to hang out in an established residential neighborhood
  • Higher ozone levels created at the gas station can lead to asthma, while benzene, a known cancer-causing chemical, can be released into the air, according to the National Institutes of Health (NIH). Children are especially at risk to exposure.

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PRESS RELEASE FROM RAYTOWN CITY HALL

Residents interested in the next steps for the proposed rezoning of the property at 5348 Blue Ridge Blvd should tentatively mark their calendars for March 2 at 7 pm, which is when the Planning Commission will hold a public hearing to consider the rezoning application.

City staff has advised the applicant to hold a second neighborhood meeting.

Concept Plan and Traffic Study can be viewed on the City's website under Departments, Community Development, the Planning and Zoning Commission Meetings, March 2.

USE THE FOLLOWING LINK TO VIEW THE TRAFFIC STUDY


The Raytown Report Congratulates the
The Kansas City Chiefs
AMERICAN FOOTBALL
CONFERENCE CHAMPIONS
2022 - 2023
On their spectacular victory over the Bengals. They certainly taught Cincinnati not to laugh too soon!  Heal up. Philadelphia will be tough, but the Chiefs are up to the task . . . GO CHIEFS! 


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BY NICOLE MOORE

GUEST COLUMN
Zoning Change Meeting
Draws Large Crowd

Years ago, Blue Ridge Nursery operated a Tree Farm and Plant Nursery at 53rd and Blue Ridge. The nursery has been closed for many years.

On Tuesday night, a developer met with local homeowners at City Hall to explain his plans for the property. Thirty-two neighboring homeowners were in attendance at the meeting. The goal of the developer is to change the zoning of the property from Single Family Residential to Commercial Zoning.

Without the zoning change, the project cannot be built.

GAS STATION AND OFFICES FACE FACE BLUE RIDGE
The developer’s spokesman provided conceptual drawings of a gasoline station with a convenience store behind the gas pumps. The drawing also showed space for approximately five private office entrances to the building. The entire building faced east on Blue Ridge Boulevard.

The developer’s spokesman told the 32 people that they had been working with City Hall for the last four months on plans to develop the site.

Also in attendance were Ward 1 Alderman Greg Walters, Ryan Myers, Mayor Michael McDonough, Planning and Zoning Commissioner Steve Meyers and a candidate for Ward 3 Alderman, Jeanette Gentry

Typically, these meetings are limited to a representative from the developer and those people who live within 180 feet of the property.

Alderman Greg Walters told us “It is unusual for so many City officials to show up at these meetings. It indicates a high level of interest coming from the Administration at City Hall”.

“Make no mistake about it,” continued Walters, “The intent of the application is to change the zoning of the property in question from Single Family Residential to Commercial”.

The meeting lasted about one and one-half hours. Judging from the comments from the public, home owners were unified in their opposition to changing the zoning to commercial retail.

The next official step by the City of Raytown will be a meeting before the Planning and Zoning Commission. That will be followed by two Public Hearings before the Raytown Board of Aldermen. The Board of Aldermen is the final authority on whether or not to accept the zoning change application.

BY GREG WALTERS
Our View . . . 

RAYTOWN’S MOST VALUABLE ASSET

Raytown’s most valuable asset is the people who have put down roots in Raytown and made it their home. It is not a small step. For many, it will be one of the largest investments they make in their lifetime.

So it is understandable why people feel threatened by plans to build a gas station on Raytown’s most iconic streets (Blue Ridge Boulevard). Local homeowners opposition was clear. They cited the following reasons as to not allow the zoning application to move forward:

CRIME: Gasoline stations are frequent targets of strong armed robberies and violent shootings often through acts of “road rage”.

HOMELESS: The homeless population is migrating south from 40 Highway down Blue Ridge Boulevard. The gasoline/convenience store which will sell alcohol, tobacco and paraphernalia to the public will become a gathering spot for the homeless. Nearby residents have already pointed to the problems at a nearby CVS that has become a frequent gathering spot for the homeless

TRAFFIC: A former Police Officer told those gathered the 53rd Street / Blue Ridge Boulevard intersection (where the gasoline station/convenience store is proposed to be built) is one of the most dangerous intersections in Raytown. He said the intersection does not have curbs and is already over-burdened with traffic.

LACK OF NOTIFICATION: Homeowners complained they were not notified of the meeting. Most in attendance said they found out through Facebook postings. Others questioned why the meeting was held in the afternoon when it was difficult for many to leave their job and show up on time for the meeting. It was noted there were many late arrivals who could not get off work in time for the first hour of the meeting.

Missouri State Law requires the City of Raytown to follow a set procedure of all changes in the zoning of land within City limits. Once this meeting (there may be others) is completed by the applicant, the issue will go to the Planning and Zoning Commission. The Planning and Zoning Commission will make a recommendation on the issue.

The recommendation is not binding.

The recommendation will then be sent to the ten member Raytown Board of Aldermen for final consideration. The Board of Aldermen will conduct two Public Hearings. After which it will vote on whether or not to approve the zoning application.

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26 comments:

Anonymous said...

On what PLANET does Raytown need another gas and convenience store? And what a terrible location. There are already plenty of places nearby to fuel up, get snacks and buy icky tobacco. Limited sight distance and vehicles that would inevitably excessively stack and impede traffic are other negative factors. This one should be a no-brainer. Send this would-be developer on their way.

Instead, perhaps bring back that beautiful nursery and the classical music that was always playing under the big tree. The owner was quite the educator, a degreed horticulturist, if memory serves. So many pleasant memories there.

Find a more suitable use for that property. That corner deserves far better.

Anonymous said...

So let me get this straight. The developer met with city officials for 40 days. The come up with a scheme to put a gas station in the middle of a residential area on what of Raytown's most historic Streets, Blue Ridge Boulevard. The they call a meeting with the people who will have to live with this blight and try to act like they are doing them a favor!

I do not blame for the people in those neighborhoods one bit for learning they are being sold out by the people at City Hall that supposed to represent them. There are plenty of places in Raytown on commercially zoned areas where a gas station would be fit just find. Do not destroy one of Raytown's better neighborhoods with this ugly nightmare of a scheme.

Anonymous said...

Does anyone know why Alderman Ryan Meyers, would bring a zip lock bag of pop corn to eat during the meeting?

Anonymous said...

I'm tired of Raytown letting all these gas stations/smoke shops and dollar whatever's coming in. I understand that the city needs revenue but by these types of businesses setting up shop in our city only defers nice business. With the NFL draft coming we should want to be a city where people are not afraid to enter, I'm sorry I know when I enter a part of a city that has smoke shops and dollar generals every other block I keep going and that's what people will do. We deserve something better!

Anonymous said...

Does anyone know why Alderman Ryan Meyer’s, would bring a zip lock bag full of pop corn to eat during this important meeting?

Anonymous said...

Cmon people, it won’t take two meetings to pass, theyll suspend the rules and force it through. Duh.

Anonymous said...



Does anyone know why Alderman Ryan Meyer’s, would bring a zip lock bag full of pop corn to eat during this important meeting?

January 27, 2023 at 9:34 PM


Ummmmmmm..He was hungry?

Anonymous said...

"Does anyone know why Alderman Ryan Meyers, would bring a zip lock bag of pop corn to eat during the meeting?"

He was on snack duty. Candy Crush tournament followed directly after the meeting. It was hosted by Ward V.

Anonymous said...

I live on Blue Ridge Blvd and am against the plans to build a gas station there. That being said, I walk by that location several times a week and have never seen a homeless type person at or near the CVS across the street. I am afraid though that the city's lust for more tax money will supersede the needs and wants of us citizens. Especially if Ryan has anything to do with it.

Anonymous said...

I am against the idea of having a gas station / convenience store at that location. I live on Blue Ridge Blvd and walk by that location almost daily. That being said, I have never witnessed a homeless type person at the CVS across the street. BTW, the next gas station that way on the blvd is in KCMO. The City wants to get the taxes that a station will bring in. I'm afraid the lust for more tax money will supersede the wishes of we citizens

Anonymous said...

"gas station there...I am afraid though that the city's lust for more tax money will supersede the needs and wants of us citizens. Especially if Ryan has anything to do with it."

A few of the static Facebook harpies are also championing that gas station. We need money at any and all costs, according to them. What's a few more serious traffic accidents, 24/7 congestion and beleaguered residents, after all? Throw common sense out the window! It's an emergency!

Let's see them redevelop that failing shopping center at 52 and Blue Ridge instead.

Anonymous said...

"A few of the static Facebook harpies are also championing that gas station. We need money at any and all costs, according to them. What's a few more serious traffic accidents, 24/7 congestion and beleaguered residents, after all? Throw common sense out the window! It's an emergency!"

CRIME! Don't forget about crime! Build that thing and all the felon Galileos will have that establishment scoped out within hours. Proximate Interstate location, plus they'd have any selection of streets to dart into in those high density neighborhoods. It's not like there will be scads of police hanging out around there. And oops, if there were, expect perhaps one or two related home invasions or stolen vehicles, crossfire and whatnot.

This proposal is too "close to home". HOMES.

And another " convenience store" is extraneous. How would this "convenience store" differentiate itself from the others? The answer is that it CAN'T! All you'd be doing is DISPLACING REVENUE, not adding anything when someone chooses to patronize one nearby convenience store rather than the other ones that are just a few thousand feet in either direction. Shoot, you can practically WALK to another nearby gas pump, gas can in hand, if necessary. And during daylight hours, the CVS a mere FEW FEET across the street has a much wider selection of snacks, frozen meals, cold drinks and whatnot.

There are already several nearby "convenience stores" where these nimrods can and do ply their craft.

Think. THINK!!

Anonymous said...

And information provided to the developer is not accessible to the residents.

Anonymous said...

Another "buy your unnecessary crap here" store. We don't need it. The products end up on the streets. There are already homeless people in Raytown, but that alone wouldn't be a reason to allow or prohibit the proposed gas station/convenience store. The city sees an opportunity for more revenue (maybe) and that's typically the end of the discussion. If the city was expected to keep the area safe and clean they might have to consider the cost of doing so, but they don't. That's the beauty of it! An area is developed, the city washes its hands "...we can't do anything about that-it's private property." The city doesn't have much of a budget for keeping things looking nice. A lot of parking lots and commercial areas are already eyesores. The effect is that potential home owners are turned off, and look elsewhere. This town doesn't need more "junk" businesses. Tell your local representative that we don't need another one.

Anonymous said...

I live near the neighborhood where the proposed gas station is planned. This makes no sense at all. Those are nice neighborhoods with good homes and people living in that neighborhood. It is all residential. The nearest commercial building is a CVS and it is really on the outskirts of the neighborhood. I read on one of the posts that the homeless are hanging out at the CVS Store. I don't know if they are homeless, but it looks like it is becoming a hangout of sorts for people with little to do. The after hours activity in the parking lot does not look too appealing.

Opening a gas station next door will only make the problem worse. Especially at late night operating hours.

I don't know about everyone else, but elections are coming and anyone on the city council that supports this WILL NOT GET MY VOTE FOR ELECTION ON APRIL 4TH.

We all have a voice and it is best heard at election time. Tell your friends and neighbors that this is an important issue not only for the neighborhood around the proposed gas station but for all of Raytown.

Another gas station, within one mile of two others already in business is not an economic development plan. It is he city trying to squeeze a few more tax dollars at the cost of our homes and neighborhoods. Call your city councilman and tell him or her to vote NO when this comes before them.

Anonymous said...

Oh my gosh! I cannot believe it. They are using a traffic study from 2019 in their report. Look at the cover page. It shows when the traffic study was created. The following pages have a current date on them -- but it is clear the data is over four years old.

Neighbors around that area need to get involved. Reach out to their elected officials and put a stop to the city's plans to ruin one of Raytown's premier neighborhoods.

Anonymous said...

"Another gas station, within one mile of two others already in business is not an economic development plan. It is he city trying to squeeze a few more tax dollars at the cost of our homes and neighborhoods."

This. And I agree with a previous observation that if this gas station is pushed through, it will only pull tax proceeds from the nearby gas stations. It wouldn't create all that much "new" revenue, if anything at all. It will only and inevitably attract more crime and traffic issues.

Why doesn't this prospective developer instead work with the owner of that large, blighted shopping center a block up? Yes, there are a handful of businesses in there, but overall, that property needs an enormous amount of work. The parking lot alone is in atrocious condition.

And the CVS has generous operating hours. Support it by buying your snacks and drinks there. "CVSes" are closing, people. I know of a CVS that was very busy on a far more major intersection/thoroughfare than this one that was recently shuttered. For all we know, this Blue Ridge CVS is next on the chopping block. Do we really need another vacant, blighted large building? It would take years to redevelop that corner. It would be an instant eyesore.

And I suppose that since marijuana sales are opening up, this potential gas station will be selling the requisite glass smoking accessories?

Don't permit the more irrational, impulsive, inexperienced and shamefully incompetent "elements" of Raytown city government to further destroy this community. Thank goodness for this blog and for the aldermen that understand what a terrible decision it would be to add yet another booze, smokes and gas shop to Raytown.

Anonymous said...

What Raytown needs is is a gas station, smoke shop, liquor store, convenient store all in one at Woodson and 78th street.

I know some might think so but it 2 Alderman and a member of the Zoning board okay with changing the residential neighborhood of Blue Ridge Blvd and 53rd Street why not the same in their neighborhood.

Remember "Raytown First"

Anonymous said...

Despite all the modern health and safety guidelines gas stations must follow they can still pose significant hazards to neighbors, especially children. Some of the perils include ground-level ozone caused in part by gasoline fumes and groundwater hazards from petroleum products leaking into the ground.

Ozone pollution is caused by a mixture of volatile organic compounds, some of which are found in gasoline vapors, and others, like carbon monoxide, that come from car exhaust. Most gas pumps today must have government-regulated vapor-recovery boots on their nozzles, which limit the release of gas vapors while you’re refueling your car. A similar system is used by the station when a tanker arrives to refill the underground tanks. But if those boots aren’t working properly, the nearly odorless hydrocarbon fumes, which contain harmful chemicals like benzene, can be released into the air.

Higher ozone levels can lead to respiratory problems and asthma, while benzene is a known cancer-causing chemical, according to the National Institutes of Health (NIH).

A standard 300' setback between property lines when gas stations are constructed in residentially zoned areas are usually required by most municipalities in America.

It appears Raytown does not have that standard. For the sake of public safety this application should be placed on hold until the City reviews its standards for new construction of gas stations

Anonymous said...

The Mayor and his flock keep complaining that people need to be more positive. If he thinks that putting a gas station in a residential neighborhood on Blue Ridge Boulevard is a "positive" step I want no part of it. How can lowering the quality of life and exposing people to noise, light and industrial pollution be considered a "positive" attitude. How about this idea. Let's put a gas station on his block and see how well he likes the positive change.

Those who think this is what the Chinese used to call a "great leap forward" need to go take a class in economics. Cramming another gas station on Blue Ridge Boulevard when there are two to the south and one to the north just a mile away is crazy.

Keep Raytown a place to be proud to call home. Do not let them turn our neighborhood into gasoline alley!

Mike Abbott said...

There were a lot of complaints made at the meeting, including 53rd and Blue Ridge as the "most dangerous intersection in Raytown". I would like to see the list of accidents or the traffic study proving that statement.

Anonymous said...

"A standard 300' setback between property lines when gas stations are constructed in residentially zoned areas are usually required by most municipalities in America. It appears Raytown does not have that standard."

Why -NOT-? Illustrates, once again, why we need to thoroughly assess who we have running this city as well as enact specific guidelines to ensure that these gas stations are barred from even so much as making it to the review process, under these circumstances. These proposals waste time that instead should be spent examining the myriad of other issues that sorely need to be addressed in Raytown.

"No". A succinct, two-letter utterance that, more often than not, simply denotes common sense.

Anonymous said...


Please keep it zoned as single residence.

Build or remodel a residential home on it.

Thank you!

Anonymous said...

The Mayor will get what he wants. His "click" at city hall will bully their way to a new gas station!

Anonymous said...

If the board of aldermen was truly interested in "doing right" by the residents of Raytown, the vote would be about putting this re-zoning question on a ballot, to be voted on by the people who live here. There are ways to make Raytown better, but another "Rob n' Go" is not one of them.

Anonymous said...

RULES FOR THEE, BUT NOT FOR ME!
“A phrase used to denote that a person is trying to make others follow rules without having to follow them themselves”.

I watched the last meeting of the BOA. The first ten minutes of the meeting were taken up by the Mayor going on a rant because he did not like people voicing their opinion on face book.

Apparently he was upset because people spoke out against city hall's plan to destroy a neighborhood by putting a discount smoke and alcohol store in the middle of it.

Everyone has a right to an opinion. And everyone has the right to speak their opinion to others.

The Mayor calling out people for making posts on Facebook is wrong.

Coming from the Mayor, who frequently weaponizes Facebook to attack his enemies. It means absolutely nothing.