Raytown commission approves rezoning for entertainment complex at 8809 E. 350 Highway

Raytown’s Planning and Zoning Commission on Sept. 5 approved a rezoning for 8809 East 350 Highway that will allow a large, multi-room entertainment complex under a planned development.

Staff recommended approval of case PZ2024-11, saying the change would permit six additional entertainment-related uses — including assembly rooms, dance halls/discotheques, exhibit halls/auditoriums, food production bakeries, private/fraternal clubs and taverns — and would simplify future tenant changes within the building by allowing those uses by right under a planned development. During the presentation staff called the project “an excellent adaptive reuse of an unneeded building type” and said it would help retain Friday-night spending in Raytown rather than sending patrons to neighboring cities.

The commission’s approval is conditioned on 11 staff recommendations. Key conditions include: construction of a 10-foot ADA-compliant pedestrian/bicycle path along Highway 350 that connects to the existing Blue Ridge Boulevard sidewalk and the Rock Island Trail; completion of that pathway within 18 months of the ordinance signing; MoDOT approval and right-of-way permits before the 350 Highway access drive may be used (only Blue Ridge Boulevard access may be used prior to MoDOT approval); parking stalls must be striped with properly marked handicapped and van-accessible spaces; food trucks operating on-site must have an active City of Raytown business license; outdoor events must end by 11 p.m.; health permits for food or drink establishments must be obtained from the Jackson County Health Department; and accessory sales of packaged tobacco or packaged alcohol must account for less than 50% of the applicable business’s gross receipts.

Staff noted the site plan shows 188 parking stalls, including five ADA-compliant stalls and two van-accessible spaces, and said the parking provision was adequate given existing site constraints. Staff also flagged that MoDOT controls access to Highway 350 and that MoDOT’s traffic review remains pending; the commission folded MoDOT’s approval into the conditions rather than delaying the hearing.

Applicant Phil Good, who identified himself as owner/operator of the proposed “Peridot/Variety House” entertainment plaza, described a phased opening and a mix of uses within the 25,000-square-foot building. Good said he has spent about $4,000,000 renovating the property and outlined plans for three restaurants (one operating as a food truck at the north end), multiple themed rooms (for example, a Sapphire Lounge and an Emerald/Peridot room), a small packaged wine/champagne retail room, and periodic community programming such as Sunday concert series and weekend farmer’s-market uses. “I spent $4,000,000 to do this,” Good said.

Commissioners asked about revenue projections, public-safety coordination and whether police had been consulted; staff said revenue capture estimates would be provided by the applicant and that PD had not been contacted directly but would be engaged if operational issues arose. The applicant said he plans to seek off-duty police or sheriff personnel for large events as necessary and expects to hire up to 75 employees.

One commissioner voiced ongoing security concerns despite supporting the rezoning. Commissioner Thurman said she “still have[s] concerns about the security” but supported the approval as balanced with conditions. After a roll-call vote the motion to approve the rezoning and include staff’s 11 recommendations passed.

The next procedural step is for the applicant to appear before the Board of Aldermen on Oct. 1 for final action. Staff also reminded the commission of a special virtual meeting scheduled for Sept. 10 and the next regular meeting on Oct. 3.