PLANNING COMMISSION
GLADSTONE, MISSOURI
October 6, 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. Bone David Ramsay, City Counselor
Mr.
Davis Mayor Pro-Tem Wayne Beer
Mr. Dillingham Councilman Carol Rudi Chairman Hill
Mr. Kiser
Ms. Newsom
Mr. Revenaugh
Mr. Steffens
Ms. Wild
Absent: Ms. Lowe
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 September 15,
2003 Minutes.
Motion by Ms.
Newsom, second by Mr. Revenaugh to approve the September 15, 2003 minutes. The minutes were approved as submitted.
Item 4 on the
Agenda: Communications from the
Audience.
None.
Item 5 on the Agenda: Consideration of a Special Use Permit, 2201 NE 56th Terrace. Applicant: Joyce Vogt. (#1203) City Council Public Hearing Oct. 13, 2003.
Chairman Hill called on
Mr. Kiser for the site visit report.
Mr. Kiser read the report
for the record. (see attached)
MOTION: By Mr. Kiser, second by Ms. Alexander to approve a Special Use Permit at 2201 NE 56th Terrace.
Discussion:
Ms. Abbott said that she
is not in favor of commercial businesses in residential neighborhoods. She feels like if they want to have a
commercial business, that they should go to a shopping center or where ever
that kind of business is conducted. For
that reason, she will be voting no.
Mr. Bone said that he
agreed with Ms. Abbott. Businesses
should not be in a residential area. He
will be voting no as well.
Ms. Newsom said that she
has sat through a number of special use permit applications and there are some
that appear to be very intrusive to the neighborhood, others are not. This application does not seem intrusive to
her. She doesn’t feel that it will have
a negative impact on the neighborhood.
Ms. Vogt has been honest and has come forward to apply for the permit
and she can be commended for that; however that doesn’t secure a “yes” vote
from her. Ms. Newsom said that the nail
salon seems to work in this area and she will be voting in favor of it.
Mr. Revenaugh said that
he would like to say up front that he knows the applicant and therefore will be
abstaining from the vote. He said that
he would like to know if the Commission is going to say that they are not in
favor of commercial businesses in residential neighborhoods, will that include a piano teacher giving lessons out
of her home? He feels that when
applicants come to the City and apply for a special use permit, the rules
should be pretty much spelled out. It
doesn’t necessarily seem fair to ask residents to come forward and apply for a
permit if it’s a moving target as to what the Commission considers to be a
commercial business.
Mr. Bone said commented
that if an area is zoned residential, that is what it should be for. He said that is a good point to bring up,
where are we going to draw the line at?
Ms. Alexander said that
throughout Gladstone are childcare facilities and beauty shops that do not
intrude into the neighborhood. She is
in favor of the application.
Chairman Hill stated that
he will also be voting in favor of the application. He does not feel that it’s going to intrude on the
neighborhood.
Ms. Abbott said that if
the neighbors don’t object to it, she doesn’t see any reason to object to
it. But when there are complaints, she
understands where they are coming from.
Ms. Alexander noted that
the neighbors who had complaints were not the immediate neighbors, they were
some distance away. If it were
immediate neighbors, she would be more concerned.
Vote: Ms. Abbott No
Ms.
Alexander Yes
Mr.
Bone No
Mr.
Davis Yes
Mr. Dillingham Yes
Mr. Kiser Yes
Ms. Newsom Yes
Mr. Revenaugh Abstain
Mr. Steffens Yes
Ms. Wild Yes
(8-yes, 2-no, 1-abstain)
Chairman Hill announced
that the application will move to the City Council on October 13, 2003 with a
recommendation that it be approved.
Item 6 on the Agenda: Public Hearing on rezoning and site plan revision, 3610 NE 72nd Street. Applicant: City of Gladstone. (#1205)
Chairman Hill called on
Mr. Kiser for the site visit report.
(see attached)
MOTION: By Mr. Kiser, second by Mr. Davis to approve a rezoning & site plan revision at 3610 NE 72nd Street.
Mr. Kiser stated that he
fully believes it should be RP-2. He
sees no other logical zoning that would be appropriate there. It’s never going to be developed as
R-1. He will be voting in favor of it.
Ms. Newsom said that
during the site visit, it was noticed that this very generous piece of land has
a great view and will be a good site for a duplex unit; therefore, she will
voting in favor of it.
Mr. Davis said that an
issue was raised at the last meeting regarding fire protection. He looked at the site again and noticed that
the fire hydrants are on the north side of 72nd Street so any fire
protection being provided would be dominated by the need for the firefighters
to reach the property from the street side.
That convinced him that the concern about leaving the alley open for
fire protection was not a valid one.
Chairman Hill asked if
the City could dedicate the alleyway before they sold the property.
Mr. Wingerson said that
staff could look at that. What exists
now is a dedicated ingress/egress easement designed to provide access to two
units to the west. It is a document of
record and the responsibility of the future owner of this property to keep clear.
Chairman Hill said that
what he was looking for was something that would allow Public Safety to ticket
a car on the spot if were parked in the alleyway.
Mr. Ramsay said that the
City does not have an alleyway ordinance.
The City could make a dedication before the sale of the property.
Mr. Wingerson said they
will work on that. Staff will research
the possibilities and present it to City Council as part of the public hearing.
Ms. Alexander asked if
the “no parking” would be posted.
Mr. Wingerson said that
ultimately that would be the City Council’s decision. He would suggest not posting it to begin with and then if it
becomes a problem, look into it.
Mr. Steffens thinks that
would probably take care of the problem of having new people coming in if they
knew that if they had a party and parked a lot of cars there, there would be a
penalty.
Vote: Ms. Abbott Yes
Ms.
Alexander Yes
Mr.
Bone Yes
Mr.
Davis Yes
Mr. Dillingham Yes
Mr. Kiser Yes
Ms. Newsom Yes
Mr. Revenaugh Yes
Mr. Steffens Yes
Ms. Wild Yes
(11-yes, 0-no)
Chairman Hill announced
that this application will be forwarded to the City Council on October 20, 2003
with a recommendation to approve.
Item 7 on the Agenda: Other Business.
A. Discussion of a Special Use Permit, 903 NE 76th Street. Applicant: Toni Faust. (#1202) This application was remanded to the Commission to allow the applicant to amend the request. No action is requested at this time.
Mr. Wingerson stated that the Faust’s are in the audience tonight. It is their intention to revise their application and bring it back to the Planning Commission. Another public notice may be necessary.
B.
Discussion of a
rezoning & site plan revision, Shady Lane & North Oak Trafficway.
Applicant:
Reveda Development, LLC.
(#1204) This application was remanded to the Commission to allow the applicant
to amend the request. No action is
requested at this time
Mr. Wingerson explained that he is pretty sure that there will be a
re-opening of the public
hearing in two weeks. He thinks
the developer is going to make some rather significant
changes that would be more in line with the planning work that has been
done in the City
over the last few years and also address some of the neighborhood and
St. Charles’ concerns.
C. MARC Planning Commissioner Workshop
Mr. Wingerson said that he has the evaluation summary of that seminar
and proceeded to
distribute it.
Ms. Newsom said that when she came back from the workshop she was embarrassed
that she
had encouraged anyone else to attend it. The brochure had advertised one thing and the
workshop dealt with other issues.
She emailed Mr. Wingerson about her experience and he
shared it with
Marlene Nagel of MARC. Ms. Nagel sent
Mr. Wingerson the survey which participants had completed after the
workshop. Ms. Newsom noted that her
comments were not on the survey.
Mr. Wingerson
stated that MARC has agreed to refund the money or give the City a credit to
attend another course.
Ms. Alexander
said that it was very basic information.
Mr. Wingerson
apologized for offering the workshop and encouraging everyone to go. Everyone made a big commitment for that day
and staff doesn’t take that lightly.
This is not typically the response people have when they come back from
a MARC training session. Ms. Newsom
said it right, which is that they did not talk about what the brochure
advertised.
Mr. Dillingham
said that there isn’t really a need to apologize because on paper it looked
great, it was just once they got there, it was different.
The Commission
agreed that the City should receive a refund for the workshop, rather than take
a credit.
Mr. Dillingham
said that he wouldn’t be down on MARC at all because typically their workshops
and seminars are very good.
Item 8 on the
Agenda: Communications from the
City Council and City Staff.
Mayor Pro-Tem Beer
said that he saw a number of the Commissioners at Gladfest this weekend. He thought it was a great Gladfest and
thanked Terry Hoppenthaler (who was in the audience) for all her hard work.
Councilman Rudi also
said that Gladfest was wonderful and that she thought the parade went off very
well.
Mr. Wingerson
thanked the Commission for a good discussion this evening. He has had a couple of questions about the
real estate office on Antioch that was denied by the City Council. They are closing this week or next and
should be moving into their new office in Kansas City.
Regarding follow-up
from their last meeting, he reported Ms. Abbott’s mosquito concern to Public
Works. There was a memo in the
Commissioner’s packets regarding the landscaping at Classical Ballet
North. They have until October 31, 2003
to comply. Chairman Hill had asked
about the trailer at Westlake Ace; they are making arrangements, but he is not
sure of the details. Mr. Steffens had
raised a question about debris at 3607 NE 62nd Street; the debris is
either gone or will be gone soon.
Item 9 on the
Agenda: Communications from the
Planning Commission Members.
Mr. Davis said that
as a former MARC employee he is embarrassed, but he is still going to cash his
pension check! He also noted that the
next Planning Commission meeting is going to be the same night that the Chiefs
will be attempting to win their seventh consecutive game.
Mr. Wingerson said
that the next meeting will depend on the Faust’s application. Reveda is also going to be ready by the next
meeting and needs to come forward.
Ms. Newsom requested
that staff try to give them all possible information in the Commissioner’s
packets so that they can prepare questions.
The group decided to
move the next meeting up to 7:00 pm, which would be October 20, 2003.
Ms. Abbott said she
didn’t have anything except her Sr. Barracks.
They have new management down there now. Everything else is still the same. The weeds are still there and North Central is still unfinished.
Mr. Bone asked about
the trees at Osco.
Mr. Wingerson said
that he mentioned that at the last meeting; the Engineering Department looked
at it and there is no technical deficiency, although the management at Osco
said they will trim those trees up at tree trimming time.
Mr. Steffens said
that it was a real good Gladfest and thanked Terry.
Ms. Newsom said that
she found an article in Newsweek regarding areas in California where people are
finishing off sheds and using them to house members of their family. She asked Mr. Wingerson and Counselor Ramsay
if we had anything in our ordinance to prohibit this type of activity.
Mr. Wingerson said
that the City is relatively sound in this area. The Zoning Ordinance does allow for traditional mother-in-law
quarters, but it would only be allowed to be occupied by immediate family. He referred to the detached building
regulations, which Counselor Ramsay is working on.
Chairman Hill
thanked Ms. Hoppenthaler for a great Gladfest.
Item 10 on the
Agenda: Adjournment.
Chairman Hill adjourned the meeting at 8:12 P.M.
Respectfully submitted:
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Brian Hill, Chairman