Planning Commission recommends special-use permit for convenience store in Inglewood Arts District over neighborhood concerns, 4-2

The Independence Planning Commission voted 4-2 to recommend approval of a special-use permit for a convenience store at 11037 East Winter Road (case 252005); the decision now goes to the City Council for final action. Staff said the property is in the Inglewood Arts Zoning District (approved Feb. 2011) and is a roughly 8,400-square-foot multi-tenant parcel; the proposed tenant space is about 2,250 square feet with rear parking and a trash enclosure. Staff recommended approval with conditions requiring the applicant to comply with the use regulations in section 14.4.2.6, obtain a certificate of occupancy under section 14.7.0.8, maintain an Independence business license under Chapter 5, and obtain an Independence health permit under Chapter 11. Applicants Ali Hassan and Kassem said they plan a small convenience store and quick-service food (fried chicken, fried fish, cheeseburgers, potato wedges) with bottled drinks and a walk-in cooler. They told commissioners they had met with the Inglewood Business Association and had agreed not to sell tobacco or liquor; they said the business would close by about 9 p.m. and that they were open to design elements consistent with the Inglewood Arts District, including an artful sign and selling locally made artwork in the store. Tammy Parsons, who owns a business and lives at 11100 East Winter Road, told the commission she and other residents worry about the proximity to La Plaza Market, an existing convenience store, the potential for more traffic in a compact district, and an increase in loitering and trash given homelessness in the area. Parsons said the Inglewood community improvement district (SID) already funds evening security patrols and that neighbors fear increased demand for that service. Theresa Dorsch described the applicants as cooperative, noting they agreed to drop tobacco and games of chance and that they were willing to tailor signage and merchandise to the arts district. Dorsch characterized her remarks as neither fully for nor fully against the proposal. Commissioners asked whether conditions such as prohibiting alcohol or tobacco or setting hours could be attached; city staff confirmed the Planning Commission may recommend conditions but the City Council makes the final decision and may add or remove conditions. Chair Wylie called the roll; the motion passed 4-2 with Commissioners Nesbitt, Ferguson, Ashbaugh and Young voting yes and Commissioners O'Neil and Chair Wylie voting no. Why this matters: A new convenience store in the Inglewood Arts District raises questions about compatibility with the district's character, local economic competition with an existing market, public-safety and litter concerns, and the appropriate regulatory conditions if the council approves the permit. The recommendation advances the application to City Council, where final conditions may be adopted. Next steps: The City Council will consider the special-use permit; staff conditions are in the record and council may accept, modify or reject them.