PLANNING COMMISSION
GLADSTONE, MISSOURI
June 21, 2004
7:30 pm
Item 1 on the
Agenda: Meeting called to order –
Roll Call.
Present: Ms. Abbott Council
& Staff Present:
Mr. Davis Scott Wingerson, Assist. City Manager
Mr. Dillingham David Ramsay, City Counselor
Chairman Hill Mayor
Wayne Beer
Mr. Kiser Mayor Pro-Tem
Carol Rudi
Ms. Newsom
Mr. Revenaugh
Mr. Steffens
Mr. Whitton*
Absent: Ms. Alexander
Ms. Lowe
Ms. McGuire
*arrived after roll call
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 June 7, 2004
Minutes.
Ms. Newsom noted
that on page six she used the word “subsumed” rather than “consumed” in the
first paragraph, second line.
Motion by Ms.
Newsom, second by Mr. Dillingham to approve the June 7, 2004 minutes as
amended. The minutes were approved as
amended.
Item 4 on the
Agenda: Communications from the
Audience.
None.
Item 5 on the Agenda: PUBLIC HEARING: Consideration of a Site Plan Revision at 6024-B Antioch Road, Meadowbrook Shopping Center. Applicant: Meadowbrook Village (#1224). The City Council public hearing is scheduled for June 28, 2004.
Mr. Whitton joined the meeting, 7:35 pm.
Chairman Hill asked Mr.
Wingerson for the staff report.
Mr. Wingerson reported
that this is a relatively self explanatory request. It’s a site plan revision to allow
construction of an open deck behind the west side of Meadowbrook Shopping
Center, specifically behind the Peanut restaurant. Staff is recommending approval, however, he
would like to highlight three of the six recommended conditions: the outdoor area of the facility shall be used
primarily for eating, the hours of operation for the outdoor areas shall be
10:00 am to 10:00 pm and customer access to the outdoor area shall be through
the primary facility. Mr. Wingerson said
that he would be happy to answer any questions.
In addition, he asked Chairman Hill to let him read a letter of
opposition into the record during the public hearing.
Chairman Hill asked if
anyone was present on behalf of the applicant.
Steve Osman, 4948 W. 88th
Street, Prairie Village, Kansas addressed the Commission. Mr. Osman stated that he is the managing
member of the Meadowbrook Village Shopping Center Limited Liability
Corporation. This is his second
opportunity to come before this Commission seeking modification to the existing
zoning. The first, which they have
installed, was a new sign in the front of the shopping center. He thinks that anyone who has seen the sign
would acknowledge that it was very well done and very tasteful and certainly a
nice addition to the area as opposed to the twenty-five year old sign that
didn’t reflect well on the upscale image that he knows the City is trying to
accomplish in today’s world. Mr. Osman
said that the purpose of this (deck) is not to impose a lot of aggravation and
create problems for the neighbors or become a lightening rod for anything. It was strictly done to provide a little adjacent
area to the existing facility that would allow people to take advantage of a
very nice area in the back of the shopping center that is an extended distance
from any of the neighbors as the site plan shows. Mr. Osman explained that it is across the
parking lot and a large fence separates the Peanut from everyone. It is not designed for public musical events,
it’s not designed to have a juke box blaring out there, it’s strictly and
purely designed for eating and to provide a nicer accommodation for people. Why does he do that? Why does he encourage it and why is it
important? Mr. Osman replied that in
today’s world, those of you who are in business recognize, that many of the
small businessmen really exist at the pleasure of the public and it’s getting
harder and harder to compete. It’s more
difficult to be successful as a small entrepeneur than it is in almost any
other time that he has been involved in since the early 1970’s. What do you do to compete with the Zona Rosas
of the world or the places that are the large conglomerates that can come in
and spend two million dollars on a facility and attract everyone to their patio
area and do all the things that they do?
You try to provide a little bit of a nice environment that is well
maintained. Mr. Osman said that he
believes that if you were to inquire privately or publicly to Scott, that when
he was talking with him and he (Mr. Osman) imposed the regulations, he was the
one that suggested some of that because there is no intent to use this for anything
other than eating. Just a nice eating
area that’s on the back. He thinks that
the closest house by distance is 300’ and most people are even further than
that. In the winter time it’s certainly
not going to be used and in the summer time when it’s blistering hot there will
probably be some usage of it but it’s going to be primarily for the times of
the year that are really very nice and comfortable. People will want to take advantage of it and
they’re going to be eating and they’re not going to be out there having parties
and things of that nature. Certainly the
operator and the owner of the Peanut has done a very nice job in trying to
create a nice environment inside and it’s been a great tenant for the shopping
center. Mr. Osman said that he knows
there are a lot of people here that are concerned about issues and he would
certainly welcome being able to respond to any of those points because the
intent is to make it a quality addition to the building and that’s what he
hopes the Commission would concur with.
Ms. Newsom asked if Mr.
Osman could give her the distance from the finished edge of the deck to the
property line of the shopping center, not the house, but to the property
line.
Mr. Osman said that he
doesn’t know the exact distance but he knows that it complies with all the
applicable codes for alcohol consumption.
He would think that is probably in the neighborhood of a couple of
hundred feet.
Ms. Newsom asked if he
meant to the edge of the property.
Mr. Osman said that there
is a lot of edges of the property.
Ms. Newsom said that she
is talking about the boundary of the shopping center property.
Mr. Osman approached Ms.
Newsom to view the site plan. He said
that one inch equals 80’ and so it looks like that distance would probably be
about 120’-150’ using the scale. He
asked if anyone had a ruler. He said
that would be to the end of the backyard of the closest neighbor. So the house…
Ms. Newsom said that is
still the neighbor’s property. The
second question she had is something Mr. Osman brought up in his presentation
about music. She asked if it was his
intent to pipe loud music or anything out there or have any kind of P.A. system
for paging.
Mr. Osman said no, that
was not the intent. It is strictly and
purely to allow people to go outside if they want to smoke and they can sit on
the patio, they can have a beer or their sandwiches or hot wings. The majority of the activity will be
inside. This is just a nice addition
that will help them become and remain competitive with all the other people.
Mr. Revenaugh asked the
applicant if one of the reasons he is wanting to put the deck out there is to
utilize some of those parking spaces in the back.
Mr. Osman answered that
could work, although they can do that today. They can park in the back and they can come up
through the back door which is there and has always been there since 1961. That door connects to the backside of the
Peanut. All of the employees of the
Peanut park back there currently. All of
the NEA people park in the back currently.
All of the beauty supply people park in the back currently. Many of the patrons of the Peanut park back
there because it’s very close and it’s very convenient. It’s already being utilized.
Mr. Revenaugh said that
in staff’s conditions it stated that the access to the deck was going to be
through the restaurant.
Mr. Osman said that is
correct and was a restriction that he accepted.
Mr. Revenaugh asked if
that meant that the people that would park in the back would have to walk
around to enter.
Mr. Osman said that no,
they would come in exactly the same way they are coming in today. That would be through the back door, which is
utilized by four or five other tenants for their current patrons as well as employees,
and come up four steps and take a left hand turn and go in. It would not require them to go through the
double doors, go out to the front and take a left and come down about 30-40
feet and come in. They don’t have to do
that today. They don’t have to do it tomorrow.
Mr. Revenaugh asked if
there would be restricted access to the deck.
Mr. Osman answered that
was the restriction they accepted and that’s not an issue. It’s not going to be coming and going through
the deck. It will be the normal methods of
entering and leaving the premises as they currently exist.
Ms. Newsom asked Mr.
Osman if when he was referring to the back door if he was referring to the back
entrance to the shopping center and not the back door of the Peanut
establishment.
Mr. Osman answered
yes. He said that they only question he
has is…they do have the back steps there and that’s part of the fire code…he’s
not sure how they resolve that. He
doesn’t know what to do with that because you have to have a back entrance to
your facility; you have to have steps, you have to have the ingress/egress that
provides. They are not intending to
utilize this for any other purpose but the eating area and he doesn’t think
that he has the ability to cut off the normal entrance and exit that currently
is there. If people want to leave the
Peanut today they can do so by going out the back door and down the steps. If they choose to do so today, that’s
provided by code. He’s not sure how he
can comply with the condition, but he is willing to listen to what he can do.
Ms. Newsom said that her
next question was going to be about the emergency egress from the deck if it’s
all blocked off. What takes place there?
Mr. Osman said he doesn’t
know. He thought he would let the
professionals tell him how to do it. He
thinks the issue is not so much the coming-and-going, because there’s a huge
parking lot back there that’s used by lots of people as it exists
currently. It doesn’t seem to be an
issue, hasn’t been an issue for forty (40) years. The issue is how much disturbance this is
going to cause. Maybe the thing to do is
for him to stop talking and let the Commission listen to these complaints or
the issues and let’s try to address them because they want to be a good
neighbor and he’s not trying to create any issues. He asked the Commission if that would be
acceptable.
Mr. Steffens asked if
there will be any music on the back.
Mr. Osman said no.
Mr. Steffens asked if the
only noises would be coming from the people sitting there.
Mr. Osman said that is
correct.
Mr. Steffens asked Mr.
Wingerson how we are doing the entrance into the deck.
Mr. Wingerson said that
from an architectural standpoint he doesn’t know what the solution is. He’s not qualified to design a deck for
commercial use so he doesn’t know how they’re going to do it. It’s important for neighborhood preservation
to ensure that the customers of the Peanut go through the Peanut in order to
access the deck.
Mr. Steffens said that
they can’t have people coming up to the deck and just getting on to the deck
from the back side.
Mr. Osman said that
technically you could come into the space today that way. He thinks the Commission has to understand
that there is a motivation that is similar to theirs. There is a justification for not having
people coming and going there. It’s a
very simple thing. If people don’t pay
their bill and they leave on the back these guys don’t want that either. They’re going to monitor that. He’s not sure how they are going to protect
the entrance and comply with the code, but if there are some ways to do it he
is certainly willing to listen.
Ms. Abbott asked what
kind of lighting he is proposing for the evening hours.
Mr. Osman said that he is
not going to change anything as far as the parking lot is concerned. The lighting that would be on there would be
directed to the patio itself because for one that’s all you want to light and
the lights are going to be so that they face away from the neighbors. The second reason is that they are not going to
light anything more than they have to because it changes the mood and it’s
expensive. Whatever lighting is there is
going to be there. It’s not going to
really change and he would be willing to assert that the candle power
difference noticeable from any distance is not going to be noticeable.
Ms. Abbott said that she
drove back there and she sat there and watched. She doesn’t understand what he is talking
about when he talks about the back door.
She asked if that deck is going to be connected to that building. If so, where?
Mr. Osman said yes, it is
going to be connected to the building.
It’s connected to the deck area that is already there and being used for
ingress/egress to that facility It will
be an extension of the existing concrete deck.
It is not next to the existing door that’s on ground level; it’s next to
existing door that’s about four feet above ground level.
Mr. Whitton commented
that the Peanut does serve alcohol.
Mr. Osman said yes they
do.
Mr. Whitton asked if they
planned to have a portable bar out on the deck and asked if people will be
drinking out on the deck.
Mr. Osman said yes, they
will be. It is a sports bar. He is not sure if there will be a portable
bar. What he is doing is providing the basic
fundamental deck and the deck material.
They are not doing any of the extra installation. He can ask the operator if they would like.
Aaron Whiteside, 8211
Cherokee Circle, Leawood, Kansas, addressed the Commission. Mr. Whiteside said that as far as service,
most likely the bulk of the beverages and food of all aspects will probably
come from the interior just because most of the facilities for serving those
things are back in the main part of the bar.
It’s possible they may decide to do some cans of pop and some pitchers
of water and then maybe a bin of beer bottles so that a guy can serve a little
bit more quickly but they wouldn’t put any sort of full-scale service bar back
there really at all. It shouldn’t
require it because the bar isn’t far from there so the servers shouldn’t have
much of a problem getting back there. He
said that they had asked about people coming and going from the deck. They had discussed it and they had thought
that the most reasonable thing for their standpoint was to probably have an
emergency gate ‘cause you don’t want to trap all these people in this little
gated area. They would also have someone
watching to see if people were leaving over the fence to ditch on their tabs or
minors jumping over the fence to get drinks.
There’s a lot of concerns there.
They would definitely have someone on staff watching it and making sure
that no one did anything wrong. Mr.
Whiteside added that he does not intend on bringing any music back there of any
sorts…just people out there eating and having a good time and having all kinds
of fun.
Chairman Hill asked if
anyone present would like to speak in favor of the application. Hearing no responses he asked for anyone in
opposition of the application to come forward.
Oma Shultz, 2200 block of
61st Street addressed the Commission. Ms. Shultz apologized for her accent, she’s
not a very smooth talker like those two gentleman are she’s just a plain
housewife. Her concerns are the noise,
traffic on 61st Street coming from the Peanut…intoxicated with the
speed on 61st Street. The
cars coming down it at night is tremendous.
Ms. Schultz asked Mr. Whiteside if there is music in the Peanut.
Chairman Hill said that
questions would need to be directed to the Commission and they would all be
answered together.
Ms. Schultz said that her
complaint is when they open the back door to air the place, for whatever
reason, the noise is tremendous. If she
has a party in her backyard of about 6 or 8 or 10 people the neighbors say “Oh
my God, Oma you had a party. It was really
loud.” What would happen when they are
about 40, 30 or 20 or more people sitting in the backyard having a drink,
having a good time, laughing loud, speaking loud? What are they going to do because they sleep
with an open window? Most of the neighbors
have been in the area for about 20, 30 and 40 years and longer. They have paid their taxes for all that
time. They choose Gladstone because it
was, at that time, a very nice place to live.
They enjoy the neighborhood very much.
They plant their flowers, they paint their homes, they keep it nice and
clean and they like it that way.
Seventy percent of the people that were questioned in the neighborhood
are retired people. They like their
peace and quiet. They don’t need a place
that is loud and noisy. What about the
teenagers that hang around the place.
Who would stop them? It was just
said that there will be somebody watching what’s coming and going; that is a
promise, we don’t know if that will happen.
Ms. Schultz said that she thinks that we should not allow this because
it’s a neighborhood and it should stay a neighborhood. Business is fine; business is bringing in
taxes and we all know that, but they already paid their taxes for 40 years. They moved into their place in 1967. They have been quiet, clean neighbors. They would like to keep it that way.
Lila Albertson, 2400 NE
60th Street addressed the Commission. Ms. Albertson said that she has that concrete
wall behind her lot and the wood fence up above it. Noise comes over that wall. Trash trucks up there sound like they are
right in their back yard. Anybody that
has ever been to a restaurant and heard people talking know that people can be
loud in restaurants too. If you’ve ever
been to Cracker Barrel, sometimes you can’t even hear the people that are
sitting at the same table.
Marjorie Carr, 2311 NE 60th
Terrace addressed the Commission. Ms.
Carr said that her yard backs up to the shopping center. She can hear the music at night with her
doors and windows shut. She finds beer
bottles in her back yard. She has
grandchildren. If they are out there
eating at 5 or 6:00 PM, who knows what the little kids are going to hear? She enjoys her back yard. She’s out there all the time. There’s fights out in the parking lot. Once that deck is built, and people know
about it, they’re going to park back there.
They’re going to hear more arguments, more fowl language, because that’s
what happens when we drink. Ms. Carr
said that she likes her beer too, but she shouldn’t have to listen to other
people. It’s not good now, so can you
imagine? If they’re not going to put
music out on the deck…they open that door just for the servers to go in and
out, they can hear it now with the doors and windows shut in the middle of the
winter at 1:00 AM. She goes out the back
at 9:30 PM at night and she can hear the music.
She can’t afford to move. Her
house is paid for. They all enjoy their
neighborhood and she has lived their for 20 years and she’s never had a problem
with the shopping center. Besides that,
he (Mr. Osman) said it was beautiful out back!
She has if the Commission has been back there. There’s dumpsters here and there, it stinks. You can’t use that excuse that it’s going to
be beautiful back there, unless you stand their and look at their back
yards. Is that going to be high enough
to where they’re going to look over their back fences? How many of the guys are going to go inside
and use the bathroom? Are they going to
adhere to 10:00 PM? Ms. Carr said that
she has to have her sleep. She’s older
and she can still hear it, so what if here hearing was really good? She really hopes the Commission considers
this because they just don’t need this back there.
Bruce Ogden, 2306 NE 60th
Street addressed the Commission. Mr.
Ogden said to add to the rest of what’s been spoken already tonight is that the
whole back parking lot area is drained by one drain in the back. It already fills up with trash and debris
from what’s there already blowing from the stores. We all know that if you’re sitting outside on
a deck a gust of wind comes up and blows papers of your table it will go
on…they’re not going to go out and pick up that paper. The next rains storm that comes by is going
to wash the trash down to the drain and it’s going to clog that up again. What happens is when this drain clogs up the
entire parking lot drains into his back yard, which drains into his neighbor’s
back yard, which goes to the next back yard into people’s crawl spaces. So they have to go and clean this drain out because
the shopping center won’t do that. That
is really his biggest concern.
Marjorie Carr, 2311 NE 60th
Terrace addressed the Commission. Ms.
Carr said that she forgot to hand in the petition that she had signed by sixty
people in the area. She handed it to
Chairman Hill.
Linda Francis, 2407 NE 60th
Street addressed the Commission. Ms.
Francis said that she owns her home. Ms.
Albertson and her are neighbors. She can
hear the music when the back door of the Peanut opens even across the street on
60th Street. She doesn’t
think that any of the neighbors are not wanting a small business to make more
money. She doesn’t think that is the
issue here. The issue is the traffic and
the types of people that stay at the Peanut during late hours. She doesn’t know if any of the Commissioners
have ever gone through the Meadowbrook Shopping Center’s parking lot at 7:00 AM
on a Saturday morning or 7:00 AM on a Sunday morning…it’s a mess. Those are the things that they are concerned
about…their property and their privacy.
Theresa Kennedy, 2302 NE
60th Street addressed the Commission. Ms. Kennedy said that she is one of the
neighbors that Bruce was talking about as far as that drain. She has brought this up before to Public Works. She understands what these people are talking
about, but they don’t need this. When
you can hear them putting beer cans and crap into the garbage late at night and
it wakes you up…come on, who needs it.
If they want a deck they can put it in the front of the building. It’s just not fair to the neighbors. She asked the Commission if they are
appointed.
Chairman Hall answered
yes.
Frances Kennedy, 2302 NE
60th Street addressed the Commission. Ms. Kennedy said that at night you can hear
the loud music. She asked how tall the fence
is now that they have.
Chairman Hall answered
that it was probably either a six or eight foot privacy fence.
Ms. Kennedy said that she
didn’t think so. Plus they have a gate
back there and there are kids going in and out of that gate all the time. They come up on the side of the fence from
Antioch and they don’t bother to close it.
You can sit it your back yard and watch them. Ms. Kennedy said that if they are going to
put in a patio that is five feet and the fence may be 6 or 7 feet, she thinks
that maybe they should increase it and maybe put something to stop the water
from coming over the side of the fence with the trash. She was flooded out twice in the seven years
that they have lived there and they’ve never been reimbursed for any of the stuff
that they had damaged. That’s still
another issue. She said that she thinks
it’s wrong. You can hear the
motorcycles, the cars and the honking when they close at 3:00 AM. They shouldn’t have to close their windows in
order to have any type of peace and quiet.
They talk about that they want to increase business. Applebee’s doesn’t have a patio. Go on down to the other part where they have
Tortilla Flats and places like that, they don’t have patios. She has been behind that shopping center and
it is trashy. They would have to really
improve it to put a patio in the back.
Wilma Bellafiore, 2309 NE
60th Terrace addressed the Commission. Ms. Bellafiore stated that the Dollar General
Store is directly behind her house and the Peanut is by it. The wooden fence already has a board taken
out of it. She can hear the music at
night now when she’s in bed at least until 1:00 AM in the morning. She definitely does not want a deck put on
there because it would be so much…she likes to sit out on her patio. If they have this deck up high, they can look
down on whatever they are doing. She has
kids at her house sometimes and they don’t need to hear all of this stuff. She ended by saying that she definitely does
not approve of it.
Marian Airington, 2402 NE
61st Street addressed the Commission. Ms. Airington said that she bought her house
in 1959 before the shopping center or the apartments were ever built. No one told them they were going to be
there. Her son frequents the bar
occasionally and he says it gets so smoky in there that they open the back door
to get the smoke out and that’s why they can hear the music through there. He also told her one night that he was in
there and this couple were leaving and he said they were so drunk that he
couldn’t hardly walk and he took them back in and told the bartender to call
them a cab because they’re going to kill somebody if not themselves. You’ve got that issue there. She doesn’t want it there. She didn’t want the shopping center there but
she got it.
Connie Lancaster, 2207 NE
60th Terrace addressed the Commission. Ms. Lancaster said her address is
approximately one block behind the shopping center and the Peanut. She arrived home about 12:30 AM Saturday
night and she could hear the music, every word, every note from the song that
was playing. It’s quite disturbing. She has a thirteen year old daughter. When they do get loud up there in the parking
lot they can hear the foul language that’s being used up there. She would appreciate it if the Council would
consider not allowing this deck to be installed.
Donald York, 2400 NE 61st
Street addressed the Commission. Mr.
York said that he has the same concerns as the rest of the folks about the
noise and the conditions in the parking lot late at night, rowdiness and
whatnot. The only other thing he can
offer is that he also has concern for the value of his property and how that
might be impacted by this addition.
Linda Francis again
addressed the Commission. Ms. Francis
said that she would be interested in knowing any escalation in problems late at
night at the shopping center that would involve police. Is the City having a lot more calls going on
over there? She has gone over to the pet
shop on Saturday morning and had to walk over throw-up all over the
walkway. A deck with more people, and
she knows that you can’t close the deck off completely, but going around there
in the back and the police can’t see what’s going on back there.
Chairman Hill said that
may be something that the City Council looks at.
Mr. Wingerson said that
he would like to have a letter from David Peironnet dated June 17, 2004 entered
into the record as an exhibit since all the issues have been previously
discussed. Chairman Hill agreed that would
be fine.
Ms. Newsom said that she
noticed the existing dumpsters as she drove behind the shopping center and
asked the applicant what is going to be done with those.
Mr. Osman asked her what
she meant…replacing them? Changing them?
Ms. Newsom asked what’s
going to be done to mitigate the ugly look, the bad smell and the way that they
are randomly spread out all over. It’s
not a good look.
Mr. Osman said that as
far as the dumpster for the Peanut, that would be put into a private
enclosure. As far as the dumpsters for
other tenants, they are where they are in order to accommodate the convenience
of those particular tenants. From time
to time those dumpsters are replaced or sanitized by the company that’s used. As far as the look, he doesn’t know if anyone
can see through the fence to see where they are physically located as being an
issue. He said that if the Commission
has some suggestions he would be glad to take it into consideration.
Ms. Newsom said that if
the backside were to become more user friendly, she was wondering if there was
consideration to screening all of the dumpsters and giving them permanent
parking homes like is done in some of the new construction.
Mr. Osman said that in a
new shopping center that is an absolute must.
In an older center where you have designs that were done 30-40-50 years
ago it doesn’t allow it in some cases.
In some cases it does and some cases it doesn’t. He would agree that when things smell bad they’re
not desirable. Mr. Osman said that he
would like to take a moment to comment on a couple of things as quickly as he
can. He explained that these are very
nice people and they have concerns in their mind that they believe are very
important and they believe them to be important because this is something they
can focus on and pay attention to and look at.
If the Commission really accepts and listens to what they are saying the
overwhelming majority of those kinds of comments…(Mr. Osman was interrupted by
a member of the audience) He continued
by saying that he doesn’t want the Commission to confuse things that really
don’t pertain to the issue before them.
There were some points that were brought up that he thinks that are
important, such as water. Mr. Osman said
that he has had water problems too. He
thinks it’s a City problem and he has issues with that, but that drain is not
on his side of the fence, it’s on the other side. As far as people coming in being underage and
drinking…absolutely. The number one
people who enforce that kind of thing is going to be the employees of the
Peanut. Why? They can’t afford with the money they’ve
invested in this location to run afoul of the police and the liquor code
violations. They can’t afford to let
that happen. They’re going to watch that
more than anybody. And sure, in the morning
there are going to be bottles and things there and the number one person who
complained about that was him! He was up
there because his tenants complained about it.
He was up there and he was paying attention to it. As soon as they get a chance they clean it up
and that’s just part of what you have to put up with when you’re doing business
in a business environment. Is it
friendly? Is it something you appreciate
it? Do you really want that? Absolutely not, but it’s a part of doing
business and they try to correct it in the morning and do the best they
can. As far as trying to design this to
make it as user friendly as it can possibly be.
He would be willing to sit and work with whomever they direct to try to
make it the right way.
The audience began to
speak out and ask questions and make comments.
Chairman Hill said that at this point if the Planning Commissioner’s
have a question of someone they can direct them to that person. One member of the audience spoke out and
Chairman Hill said that they could go back and forth on this all night but
nothing will be accomplished. The
audience member argued that the drain does belong to that property. Chairman Hill said that he would let City
staff look into that.
Chairman Hill closed the
public hearing.
Ms. Newsom said that
before she does anything she would like to see if Mr. Wingerson has a scale or
a ruler so she can get her initial question answered.
Mr. Wingerson said Mr.
Osman said that it was roughly 120’, by his rough scale he would suggest that’s
85’ to 95’.
Ms. Newsom agreed and
said that is what her “paper-folding” measuring was coming up with.
Chairman Hill asked if
there have been any complaints of area residents of noise generated from the
Peanut.
Mr. Wingerson said that he
can’t answer that question completely but he does know that as part of the
review process Public Safety has an opportunity to review these applications
and they did not indicate anything above normal or anything to advise the
Commission about. He said he would have
that information for the City Council’s benefit at their public hearing.
Chairman Hill asked if
City staff has a device to measure noise levels and what is City code on noise.
Mr. Wingerson said that
there is a decibel limit and Public Safety does have a decibel reader, he is
not sure what the allowed decibel level is.
Ms. Abbott said that she
remembered that when Donovan’s was in Englewood Shopping Center, with the
traffic and the police they really got some nice tickets out of that.
An audience member began
to speak and Chairman Hill reminded her that the public hearing was closed.
MOTION: By Ms. Newsom, second by Mr. Steffens to approve the site plan revision at 6024-B Antioch Road for the Peanut.
Mr. Osman asked if he
could speak so that he could withdraw the application. Chairman Hill said he
would allow that.
Mr. Osman said that it
was never the intention of his tenant to create any issues or any ill
feelings. These points that have been
raised are in some cases valid in many cases not, but never the less he wants
to be a good neighbor and he wants to address what needs to be done and
evaluate the right way. If he determines
that there is a solution to some of the issues they will re-file, if not, they
withdraw.
Chairman Hill told Mr.
Osman that he wants him to realize that they obviously are looking at how it
would impact neighbors and business development and the Peanut is a valued
business in the community. He would
suggest that if he comes back with another application he needs to address the
noise concerns. With the deck there the
door will be open more, there will be more noise coming out so if there was
some way to mitigate the noise coming out the back door that would be appreciated. Secondly, from what the neighbors are saying
he wonders about the security is at the center.
It sounds like there may be some activity there that is questionable
although the deck may not have much to do with that. It may draw more people back to the back of
the property and make that worse. The
trash is another issue. City staff can
probably confirm who’s land the drain is on and who’s responsibility it is to
maintain it. Chairman Hill indicated
that these are all concerns that came up in the public hearing.
Mr. Osman thanked the Commission
for their time and said that he appreciated some of these items being brought
to his attention. They intend to be good
neighbors here as they are in all the cities they participate in.
Mr. Davis said that he
had two concerns. Someone said the
center was built in 1961 or 1962? One
thing that impresses him is that any time you go commercial in an area that is
adjacent to residential it’s likely that there will be problems, but when this
was first built they did an excellent job of using the buildings themselves to
buffer from residential areas. The rear
of the property was used for delivery vehicles during the day. The buildings themselves are used as a buffer
from noise and traffic. In many ways the
way it was originally designed represents the best of a difficult
situation. Mr. Davis said that basically
the applicant is reversing the door and putting a back door out of the
establishment. He doesn’t think he could
ever support it. The way it was
developed initially was correct. It does
not need a commercial institution on the rear adjacent to single-family
residential. Secondly, he was elected to
the City Council in 1969 and when knocking on doors in that area the residents
would ask him if he would go around and see the drain problem and it was bad
then. The City Council then tried to
correct it 30 years ago. One thing that
he learned then, and he’s not an engineer, is that the problem is that the
water runs downhill. He said that Mr.
Osman has a major responsibility for finding a better solution that is long
overdue.
Ms. Newsom said that for
future reference for the applicant something to think about is to think through
the contingencies of is there another way to construct this deck. Are there ways to baffle the noise? It looked like it would be an attractive deck
that was designed, but she’s not sure that it would meet the particular
requirements that this particular site has.
Even though the shopping center was built prior to the regulations for
shielding dumpsters, this shopping center has had several renovations to the
front. A couple of years ago she had the
opportunity to go around back to one of the offices there and she was appalled
at the way it looked then. It was
cleaner when she drove through there tonight, but part of being a good neighbor
is being a good neighbor every day. She
thinks that could be modeled on a higher level to promote a better relationship
with the neighborhood.
Mr. Osman said that if
she would look at the tract record of the shopping center she would see that
his company has only been involved for a limited number of months, less than 2
years. They have made a number of
changes. He has come to them for
approval to make changes and make upgrades and they have supported those. They are good neighbors and they are
trying. He appreciates listening to some
of these comments and concerns because…you have to give him a little bit of
benefit of the doubt that he is genuine and he is trying to do the right thing. If you talk to any of the other cities that
they do business in they will tell you that they don’t just do things by the
technical letter, they do things by the spirit.
They do things because they are the right things to do rather than
because they have to do them. He can
give you example after example of that situation. Mr. Osman said that it is extremely difficult
to be a small business man like himself and being a tenant and trying to
compete. He often has to work with his
tenants who are having difficulties. It
is not a bed of roses. It’s a real
dog-eat-dog world. Despite what
President Bush is saying about the recovery and the economy it hasn’t trickled
down to Kansas City yet. He is going to
take a lot of these comments and he’s going to listen to them and try to do the
right thing. In some cases he can
correct them, in some cases he can’t because of issues. He’s not going to come back to the Commission
with a half-baked idea. If he comes back
it will be with the right idea or he’s not going to come back.
Chairman Hill said that his
matter is closed and proceeded with the remainder of the meeting.
Item 6 on the
Agenda: Other Business.
None.
Item 7 on the
Agenda: Communications from the City
Council and the City Staff.
Mayor Pro-tem Carol
Rudi said that the orchestra did a great job at their performance at Oak Grove
Park and encouraged everyone to attend any of the many events still planned for
this summer.
Mr. Wingerson
thanked everyone for their time tonight.
These are difficult topics tonight and they always do a great job. He let the Commission know that there was an
updated Board and Commission Handbook at their places tonight along with their
“green card”. This card is nothing more
than a laminated copy of the Commission guidelines that they learned about a
couple of weeks ago. He asked that they
leave the green cards at their places tonight and they will be distributed at
each meeting.
Item 8 on the
Agenda: Communications from the
Planning Commission Members.
Ms. Newsom said that
it looks like she has been enlisted to make ice cream again this year for the 4th
of July so there will be ice cream at the park.
Ms. Abbott asked
about the curb that comes from 59th Street to the drain from the
“barracks” in front of the Bells’ house.
She said that City was going to do that project last year and it’s still
not done.
Mr. Wingerson said
that he would have to check the current status, but the last time he checked on
it there were two property owners that couldn’t agree on the style of retaining
wall they wanted so they wouldn’t sign the easements.
Mr. Whitton
apologized for his tardiness.
Chairman Hill asked
if the dance studio is now in compliance with their site plan.
Mr. Wingerson said
that it is very close. Staff is
continuing to work with them on getting adequate ground cover and they have a
small planter bed near the corner that is required to be installed. Staff is also suggesting that the
outbuildings are painted to match the primary building.
Ms. Newsom asked if
there was a time frame on the banners they have up there.
Mr. Wingerson said
that he hasn’t seen them lately but in the past they have been compliant
because they are mounted flush to the building.
They are allowed quite a bit of signage since that wall is so large.
Chairman Hill asked
if the plantings are of the size that was required on the site plan.
Mr. Wingerson said
that largely they are compliant size-wise.
All of the shrubs are as well as much as he can remember.
Chairman Hill asked
if they are ever going to seed or sod.
Mr. Wingerson said
that some of the fill-in ground cover area needs to be re-seeded and will
probably be done in the fall. It has
been re-seeded twice since last fall.
Chairman Hill said
that the place looks terrible and he is not real happy with the appearance of that
corner. It was definitely not what was
promised. He asked what is going on
across the street at the old Amoco.
Mr. Wingerson said
that is just a clean-up that is required by DNR to remove some contaminated
soil.
Chairman Hill adjourned the meeting at 8:40 P.M.
Respectfully submitted:
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Allen Dillingham, Vice-Chairman