PLANNING COMMISSION
GLADSTONE, MISSOURI
May 19, 2003
Item 1 on the
Agenda: Meeting called to order –
Roll Call.
Present: Ms. Abbott
Council & Staff Present:
Ms.
Alexander Scott Wingerson, Assist. City
Manager
Mr. Dillingham Mayor Les
Smith
Mr. Davis Mayor
Pro-Tem Wayne Beer
Chairman Hill Councilman Carol Rudi
Mr. Kiser
Ms. Newsom
Mr. Revenaugh
Mr. Steffens
Absent: Ms. Lowe
Ms. Wild
Mr. Bone
Item 2 on the
Agenda: Pledge of Allegiance.
Chairman Hill led the group in reciting the Pledge of Allegiance.
Item 3 on the
Agenda: Approval of May 5, 2003
Minutes.
Mr. Wingerson asked
if it would be acceptable to have the May 5 minutes presented to the Commission
at the next meeting. Chairman Hill replied
that they would allow that.
Item 4 on the
Agenda: Communications from the
Audience.
None.
Item 5 on the Agenda: Consideration of a request to rezone from R-1, Residential to
CP-0, Non-Retail Planned District at property legally described as Lots 3 &
4, Old Pike Subdivision.
Applicant: City of
Gladstone. (#1190) City Council Public Hearing
May 27, 2003.
Chairman Hill announced
that the public hearing for this application was heard at the last Planning
Commission meeting. Tonight, the Commission
will discuss the site visit results and they will vote. Tonight is not an opportunity for public
comment. Chairman Hill called on the
site visit Chair, Mr. Kiser for his report.
Mr. Kiser read from his
reported dated May 16, 2003. (see
attached) He stated that the attending
neighbors expressed a better understanding and indicated no opposition to the
proposal as granted. In light of this,
Mr. Kiser said he would be voting in favor of the application.
Mr. Wingerson followed up
on a couple of items from the last meeting regarding this application. The two neighbors that Mr. Kiser referred to
in his report are Mr. Spottswood and Mr. McDonald. He noted that the Planning Commission received a memo in their
packets dated May 15, 2003 regarding the traffic concerns. The traffic study performed during the
planning of the Senior Housing Project indicates that 10 vehicles are projected
during the AM peak period and 27 vehicles are projected during the PM peak period. That is at the entrance of Main and
Englewood Road. The study does not
address the impact on N. Broadway, because there is no connection to N.
Broadway, however, given those relatively small traffic projections it is
anticipated to be minimal.
Mr. Wingerson continued
by saying that the information received by the NKC School District indicates
that 30 children are provided transportation in this area. These children are picked up at the adjacent
apartment complex.
Traffic counts are being
conducted at the office building north of the subject property. The average daily traffic count was twelve,
with a peak of four.
Ms. Abbott commented that
regarding the projected traffic volume from the Sr. Apartments... due to the fact that 90% of the people that
she associates with are over 55 years old.
Out of all of them there are only about two that don’t have
automobiles. Several of them are
planning on moving into the Sr. Apartments and they are not planning on getting
rid of their cars. She added that ten
cars in the daytime is optimistic.
Mr. Wingerson clarified
the traffic count by saying that those projections are a 1-hour period in the
morning, not all day.
Ms. Abbott indicated that
now she understood. She had thought
that meant 27 cars all day.
Mr. Kiser made a motion to approve the request to rezone from R-1, Residential to CP-0, Non-Retail Planned District at property legally described as Lots 3 & 4, Old Pike Subdivision. Ms. Newsom made the second to the motion.
Ms. Newsom commented that
in this case the site visit really helped the neighbors have a better
understanding of what was going on and were much more comfortable with the
proposal.
Roll Vote: Ms.
Abbott Yes
Ms. Alexander Yes
Mr. Dillingham Yes
Mr. Davis Yes
Chairman Hill Yes
Mr. Kiser Yes
Ms. Newsom Yes
Mr. Revenaugh Yes
Mr. Steffens Yes
(Yes-9, No-0)
Item 6 on the Agenda: PUBLIC HEARING:
Consideration of a request for a Site Plan Revision at 4901 Old Pike
Road. Applicant: Suter-Sambol, LLC. (#1191) City
Council Public Hearing June 9, 2003.
Chairman Hill called on
Mr. Wingerson for the staff report. Mr.
Wingerson reported that he had placed at the Commissioner’s seats a site plan
showing both Steak N’ Shake and the proposed convenience store. Tonight’s request is a site plan revision that
will allow construction of a convenience store with petroleum products on what
staff refers to as “the triangle” just south of Steak N’ Shake. Current zoning of the property is CP2, which
is appropriate for this use. The
conditions are rather typical for a development of this type. Mr. Wingerson drew the Commissioner’s
attention to a few conditions, #11 which states that fuel tanks shall be
installed in accordance with DNR permit requirements and #12, all vehicular
entrances and public ROW shall be entirely unobstructed or permanently
closed. The north driveway shall be
eliminated and shared with lot 1, Steak N’ Shake.
Mr. Wingerson commented
that there has been communications between both the City and Steak N’ Shake and
the applicant and Steak N’ Shake about the entrance.
Ms. Newsom asked if Steak
N’ Shake would still have the required number of parking spaces when they open
up the entrance.
Mr. Wingerson said that
they had more than enough parking spaces to begin with, so their parking ratio would
be fine.
Ms. Abbot noted that on
the recommended conditions, number seven should refer to Old Pike Road rather
than N. Oak.
Mr. Wingerson agreed and
noted the change.
Chairman Hill asked if
anyone was there to represent the applicant.
Brian Suter, 12838 Polfer
Road, Kansas City, Kansas addressed the Commission. Mr. Suter said that he is the President of Suter-Sambol and also
the Vice-President of Saco Petroleum.
He is asking for approval of the application tonight. As far as the recommended conditions, he is
fine with everything except the truck delivery traffic being limited to the
hours of 6:00 am to 10:00 pm. Mr. Suter
said that typically that is when most delivery will take place, but the fuel
deliveries mostly come in the middle of the night because there is less
congestion and less traffic. He asked
if it would be possible to delete this condition.
Mr. Wingerson stated that
he has no objection to deleting condition number one. Steak N’ Shake is a 24-hour facility and Home Depot has extended
hours as well. The site is quite a bit
south of any residential areas.
Mr. Davis asked what the
distance was between Vivion Road and the south entrance.
Mr. Wingerson answered
that it would be approximately 175’.
That area is right on the edge of the Mo-Dot right-of-way line, where
they would have jurisdiction. The City
will coordinate with them as it relates to Mo-Dot and make sure it is
safe.
Ms. Newsom asked if the
entrance would line up with the entrance of Van Chevrolet.
Mr. Wingerson answered
that the entrance of the proposed site plan is farther north.
Ms. Newsom asked about
the turning lane and potential impacts.
Mr. Wingerson answered
that on the site plan you can see the start of the left turn lane for
southbound Old Pike Road. It will have
dual use, one to access the convenience store and one to continue on to make a
left turn on to Vivion Road.
Chairman Hill asked if
anyone from the audience would like to speak in favor of the application. Hearing no response, he asked if anyone
would like to speak in opposition of the application. There was no response.
Chairman Hill asked Mr.
Wingerson if it wouldn’t be better to have the access point farther north
blocked off instead of the one so close to the intersection.
Mr. Wingerson answered by
saying that there is logic to it both ways.
One source of logic would indicate to centrally locate the driveways
between the two properties and allow an easier lazy right to the convenience
store. The other one has to do with
overall traffic circulation, especially for fuel delivery trucks into the
convenience store. To make the radius,
those accesses have to be very large to allow turning movement.
Chairman Hill asked if it
would be better to have both drives open.
Mr. Wingerson replied that
it might be best to have a limited egress to Old Pike Road.
Chairman Hill closed the
public hearing and asked for a motion.
Mr. Dillingham made a motion to approve the Site Plan Revision at 4901 Old Pike Road with the deletion of #1 of the recommended conditions regarding truck delivery and making the change to #7 of the draft ordinance (N. Oak to Old Pike Road) Ms. Abbott made the second to the motion.
Roll Vote: Ms.
Abbott Yes
Ms. Alexander Yes
Mr. Dillingham Yes
Mr. Davis Yes
Chairman Hill Yes
Mr. Kiser Yes
Ms. Newsom Yes
Mr. Revenaugh Yes
Mr. Steffens Yes
(Yes-9, No-0)
Item 7 on the
Agenda: Communications from the
City Council and City Staff.
Mayor Les Smith welcomed
Mr. Davis to the Planning Commission.
He announced that Scott will be giving an update on Gladstone
Plaza.
Mayor Pro-Tem Beer
welcomed Mr. Davis and said that Mr. Davis will be an outstanding addition to
the Commission.
Councilman Rudi commented
that the clean-up is continuing. Staff
is still working hard and that everyone should be thankful to each other for
what everyone has done in the past two weeks.
Mr. Wingerson welcomed
Mr. Davis to the Commission. Regarding
Gladstone Plaza, there was a public hearing in front of the City Council last
week to determine if it should be declared as blighted. Staff put on a presentation; there was
objection to staff position; however the City Council did vote to declare the
Plaza as blighted. The second action
taken was to approve a redevelopment ordinance which will outline the process
of redevelopment. It provides
procedures for issuing an RFP and outlines the public hearing process. The next step is a packet, which is an RFP for
development, will be provided to local area and national developers. Those proposals will be reviewed which will
be followed by a public hearing held at City Council to receive public
input. Once that is done, it will be a
process of selecting a developer and negotiating an agreement.
Ms. Abbott asked if there
would be any possibility of asking Mrs. Wolfe if she would be interested in
redeveloping that property as a monument to her husband who was a pioneer of
Gladstone. Perhaps in one corner of the
property a monument could be placed in his honor.
Mr. Wingerson said that
the staff has not approached Mrs. Wolfe in exactly that perspective; however
for the last two years the City has tried to approach her and her company
representatives concerning redevelopment.
The City would still like them to become a partner in that redevelopment. Unfortunately, Mrs. Wolfe has not
corresponded back with the City on any type of reliable level. It’s hard to open up a dialog when there is
no response. She is invited to provide
a redevelopment proposal for property she owns and she is the best
proposer.
Ms. Abbott commented that
since she seemed to be so dedicated to her husband, that if the City made it a
monument to her she might entertain the idea more positively.
Mr. Wingerson said that
if they get a chance to talk to her they will see if that leads to more.
Mr. Revenaugh asked if
she has rights as the property owner.
Mr. Wingerson answered
that she absolutely has rights.
Mr. Revenaugh asked that
if Mrs. Wolfe is not re-developing, can she be forced to.
Mr. Wingerson said that
the City’s hope is that a developer will propose the project and approach Mrs.
Wolfe to purchase the property. If it
doesn’t work the City has tools to facilitate the redevelopment. The redevelopment is vital to the City and
the entire west side of Gladstone.
Ms. Alexander observed
the fact that Prospect Plaza looks so good now. That really emphasizes, so much, that we need Gladstone Plaza
redeveloped in an attractive manner.
Mayor Smith stood up and
said that obviously there is a lot of confusion about this process. He encouraged the Commission members to
refer questions they may be asked to Mr. Wingerson so that he can explain the
process. There may be various questions
on the tax incentives that are available.
In order to stay focused it would be best if those questions were asked
to Mr. Wingerson.
Ms. Abbott asked what
kind of tax incentives Prospect Plaza has.
Mr. Wingerson answered
that Prospect Plaza has a form of incentive called Chapter 70. Chapter 70 is a chapter in State Law that
gives the City the authority to offer these kinds of general economic
incentives. The premise of Prospect
Plaza is a sales tax reimbursement.
Certain public improvements, were all paid up-front by the
developer. Over a period of time the
City reimburses the developer based on the sales performance of that shopping
center.
Ms. Newsom noted that
those incentives do not harm other entities, such as the school district.
Mr. Wingerson said that
Home Depot is basically set up the same way.
They are on schedule, as is Prospect Plaza, to pay off early.
Item 8 on the
Agenda: Communications from the
Planning Commission Members.
Mr. Davis said that
this is his third term on the Planning Commission. It appears that he is appointed every-other decade…the 60’s, the 80’s
and now 2003. He also noted how things
change but stay the same. At his very
first Planning Commission meeting in 1968, the item on the agenda was the
rezoning request of the Wolfe property.
Ms. Abbott welcomed
Mr. Davis to the Commission. She also
thanked Scott for his explanation of Prospect Plaza.
Mr. Steffens said
that since he was so close to the tornado, he would like to thank the City for
everything they have done and are still doing.
It has been unbelievable how fast they were there and had things taken
care of.
Mr. Dillingham
welcomed Mr. Davis and said he looks forward to working with him. He asked Mr. Wingerson about the RV that is
at Lighthouse Custard.
Mr. Wingerson
answered that it is semi-permanent, but he will find out what is going on and
get back with him at the next meeting.
Mr. Revenaugh
welcomed Mr. Davis.
Ms. Newsom welcomed
Mr. Davis.
Mr. Kiser welcomed
Mr. Davis.
Ms. Alexander told
Mr. Davis that it is a pleasure to work with him again. She is glad he is on the Commission. She asked Mr. Wingerson how many cars Larry
Whitton allowed to have on his lot. She
knows he (Larry) doesn’t see it as a problem, but there are some real wrecked cars
up there.
Mr. Wingerson said
he will make a note to speak with Mr. Whitton.
Ms. Alexander said
she is so proud of Gladstone and the job it has done. She is convinced that it is one of the best run cities in the
country with a more dedicated staff than she has ever seen.
Chairman Hill
welcomed Mr. Davis to the Commission.
Mr. Davis has agreed to fill in for Mr. Evans on the Capital
Improvements Commission. He also
thanked Mr. Kiser for chairing the site visit.
Item 10 on the
Agenda: Adjournment.
Chairman Hill adjourned the meeting at 8:06 P.M.
Respectfully submitted:
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Brian Hill, Chairman