October 6, 2003



Item 1 on the Agenda:Meeting called to order Ė 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.




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.







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 doesnít 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 doesnít secure a ďyesĒ 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 thatinclude 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 doesnít necessarily seem fair to ask residents to come forward and apply for a permit if itís 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 itís going to intrude on the neighborhood.††


Ms. Abbott said that if the neighbors donít object to it, she doesnít 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





Chairman Hill 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.Itís 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 ďno parkingĒ would be posted.


Mr. Wingerson said that ultimately that would be the City Councilís 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

Chairman Hill 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 Faustís 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. Charlesí 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 doesnít 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 isnít 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 wouldnít 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. Abbottís mosquito concern to Public Works.There was a memo in the Commissionerís 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 Faustís 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 Commissionerís 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 didnít 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