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Case File No. 6713-26 · Ward 4

The Dobbs Tire file.

An empty IHOP. A business ready to invest. A 7–1 recommendation to approve. And a 5–3 vote that killed it — with Alderman Theresa Garza among the no votes, in her own ward.

Raytown Board of Aldermen in session, August 11, 2026
The board in session, Aug. 11, 2026 — city broadcast; Garza seated at her nameplate
Aerial view of the vacant lot at 10000 E. 350 Highway, outlined in the city's staff report
The lot (outlined), from the city's own staff report — 1.2 acres on the 350 corridor. Still empty.

How it happened

  1. ~2021

    The IHOP at 10000 E. 350 Highway closes. The lot — prime frontage on Raytown's main commercial corridor — goes dark.

  2. 2021–2026

    Five years of vacancy. The owners try to sell; the building ages; the corridor loses another anchor.

  3. 2026

    Dobbs Tire & Auto proposes a modern 8-bay shop on the lot — a significant reinvestment in a long-dead property.

  4. Jun 16, 2026

    City staff recommend approval, warning that denial means the lot 'is likely to remain vacant and underutilized, continuing a pattern of disinvestment over the past five years.'

  5. Summer 2026

    The Planning & Zoning Commission initially recommends denial. The board sends it back for reconsideration.

  6. Jul 23, 2026

    On reconsideration, the Planning & Zoning Commission votes 7–1 to recommend approval. The property owners publicly urge the city to approve it.

  7. Aug 11, 2026

    The Board of Aldermen takes the final vote. The motion to adopt fails 5–3. Garza votes no. The lot stays empty.

The vote — August 11, 2026

Motion to adopt Bill No. 6713-26 (second reading). Ordinances need six votes to pass; it got five.

Ayes (for the project)

Mims, Emerson, Hayden, Aziere, Krizek

Nays (against the project)

Morales, Walters, Garza

Absent

Tush, Thomas

From the floor, August 11

Transcribed from the city's own broadcast of the meeting.

“So I know that the Planning and Zoning Commission initially voted it down. Then we returned it to the Planning and Zoning and now they've returned it back to us. So does the city have an actual ordinance that kind of helps guide the process for reconsideration — or is that just by administrative discretion?”

— Alderman Garza, questioning the legitimacy of the process before voting no

“Alderman Garza.” — “No.”

— Roll call, Bill No. 6713-26, second reading

Her case against it — in her own words

Transcribed from the city's broadcast of the June 16, 2026 first reading.

“We have received several calls from our constituents, because this is in our ward, and they do not want it.”

— Garza, explaining her opposition at the first reading

“We do economic development like the unpopular kid at a middle school dance — we take whatever comes along.”

— Garza, on why Raytown should turn businesses away

The staff recommendation called the project “a significant reinvestment.” The owners called it a win-win. Her own Ward 4 page called it “just filling empty buildings.”

In their words

“If denied, the property is likely to remain vacant and underutilized, continuing a pattern of disinvestment over the past five years.”

— City of Raytown staff report, June 16, 2026 packet

“Obviously, they get a new revenue stream… It will enhance everybody's real estate values. It's a win-win deal as far as I'm concerned. I don't know really how to address anything negative because I don't see that it'll hurt anybody.”

— Jeff Kreimberg, the property's owner, in public comment, Aug. 11, 2026

“Economic development is about shaping Raytown's future, not just filling empty buildings.”

— Alderman Theresa Garza, Raytown Ward 4 public post, August 2026

Sources

Five years vacant. 7–1 for it. 5–3 against it. Garza voted no.

Back to the full record