Planning Commission recommends conditional-use permit for quilting retreat at 4621 SW Gage Blvd with drainage and use limits

The Shawnee County Planning Commission voted unanimously to recommend approval of a conditional-use permit (case CU2502) for Turkey Farm Property LLC to operate an overnight quilting retreat at 4621 Southwest Gage Boulevard, Mission Township, subject to conditions aimed at limiting use and addressing drainage concerns.

Staff described the proposal as demolition of the existing house and construction of a purpose-built retreat with five to six bedrooms, five bathrooms, a full kitchen and a large open area for group quilting. The site is 9.5 acres; overnight retreats would host up to 10 quilters per the original application in three- to four-night sessions, and the applicant also proposed single-day "sew days" that run 10 a.m. to 4 p.m. Staff noted one letter was received on behalf of four neighbors opposing the permit.

Planning staff recommended approval with conditions: (1) all activities under the conditional use permit must occur by prearranged lease, contract or agreement and the facility shall not be open to the general public without such arrangements; overnight stays must be associated with scheduled rentals; (2) the facility must meet all applicable State Fire Marshal and local fire-jurisdiction regulations at building permit; (3) the use is limited to quilting retreats and sew days and other event types require an amendment to the permit; and (4) submission of a Category A drainage report to County Public Works for review and approval.

During public comment, neighbor Terry Iles said he and three other property owners directly across from the site had long dealt with stormwater runoff and asked the commission to reject the application, saying in part, "All that water comes through our properties," and pressing the commission to be sure runoff would not worsen. The applicant (representative for Turkey Farm Property LLC) described the retreat as a small, quiet business for groups of women who would "stay the night ... it's a very quiet" retreat and told commissioners the applicants had no intention of increasing existing drainage problems, saying "that water issue is a city issue" and that they did not expect their use to add to it.

Commissioners pressed the applicant on capacity and parking. The application noted up to 10 overnight quilters; commissioners and staff discussed whether to allow 12. Planning staff proposed amending condition 3 to require the applicant to operate according to their submitted business plan, as amended at the hearing to state "up to 12 quilters/sewers." The County engineer and public works staff had not initially requested a drainage report because the property had prior buildings and the net change in impervious area was unclear; after neighbors raised runoff concerns, staff asked for the drainage report to allow County Public Works to determine if mitigation or requirements are necessary.

A motion to approve the conditional-use permit with the staff conditions and the added requirement that the facility operate according to the submitted business plan (amended to allow up to 12 quilters/sewers) passed on a unanimous roll-call vote. Recorded yes votes included: Myron Langweider (yes); Dan Bryan (yes); Jeanette Johnson (yes); Chad Gearhart (yes); Rosa Cavazos (yes); Terry Robinson (yes). The Planning Commission’s recommendation will be forwarded to the Board of County Commissioners for consideration on Monday, August 11.

The record notes that the building permit process and any commercial-style building review will require engineering submittals (including drainage) before construction and may trigger additional requirements from County Public Works or other review agencies.