PLANNING COMMISSION

GLADSTONE, MISSOURI

 

January 18, 2005

7:30 pm

 

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

 

Present:††††††††† ††††††††††† ††††††††††††† ††††††††††††††††††††† Council & Staff Present:

††††††††††††††††††††††† Ms. Newsom†† ††††††††††††††††††††††† Scott Wingerson, Assist. City Manager

††††††††††††††††††††††† Ms. Alexander††††††††††††††††††††††††† David Ramsay, City Counselor

††††††††††††††††††††††† Ms. Lowe††††††††††††††††††††††††††††††† Mayor Wayne Beer

††††††††††††††††††††††† Mr. Boor††††††††††††††††††††††††††††††††† Mayor Pro-Tem Carol Rudi†††††

††††††††††††††††††††††† Mr. Stanley†††††††††††††††††

††††††††††††††††††††††† Mr. Shevling

††††††††††††††††††††††† Mr. Whitton††††††††††††††††††††††††††††††††††††††††

Mr. Revenaugh††††††††††††††††††††††††

Ms. Abbott

Mr. Steffens††††

Chairman Hill†††††††††††††††††††††††††††

 

Absent:†††††††††† Mr. Reynolds

 

†††††††††††††††††††††††††††††††

 

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 January 3, 2005 Minutes.

 

Ms. Abbott noted a correction on page three, she meant to speak of 61st Street rather than 59th Terrace when she was talking about Mr. Myersís sign with flashing lights.††

 

Motion by Ms. Abbott, second by Ms. Alexander to approve the January 3, 2005 minutes as corrected.††† The minutes were approved as corrected.

 

Item 4 on the Agenda:Communications from the Audience.

 

None.

 

Item 5 on the Agenda:FINAL PLAT:Consideration of a Final Plat, ďGladstone Plaza Lot #1 Final Plat (Bank Midwest)Ē generally located at 6425 N. Oak Trafficway.Applicant:Bank Midwest.Owner: Bank Midwest(#1243)

 

Mr. Wingerson began his presentation by stating for the record that the correct owner of the property is Clay County Realty with a contract to Bank Midwest.The request is to create a platted parcel within Gladstone Plaza that, in effect, covers the existing bank facility, parking, trash enclosure and landscaping.Staff is recommending two conditions.The first one is that staff be allowed to review a document that secures ingress and egress rights.Currently the bank is accessed through Gladstone Plaza, not directly from N. Oak Trafficway.†† Mr. Wingerson stated that it is his understanding that staff will be able to view that document before Councilís consideration of the request.The second condition is vague.It states that the applicant, Bank Midwest, will be responsible for all costs related to corrections or modifications made necessary by platting the entire parcel.The entire Gladstone Plaza is not currently platted; however staff believes that an application will be coming forward for the Commissionís consideration very soon to plat the entire shopping center that would also include a second out-parcel involving Rodís Hallmark.Should that be the case, staff would like to make sure that the two plats match up and are able to create an appropriate description for all of the land involved in Gladstone Plaza.Mr. Wingerson added that perhaps by the time this application moves forward to the Council the other plat may be filed and staff will know more about how they fit together.Staff is recommending approval.

 

Ms. Newsom asked if Rodís Hallmark and Bank Midwest are contiguous.

 

Mr. Wingerson answered no.There is an auto parts store and a main drive to the shopping center dividing the two.

 

Ms. Newsom asked if the main drive would stay part of the main parcel.

 

Mr. Wingerson said that is his understanding.

 

MOTION:By Ms. Newsom, second by Mr. Whitton to approve Gladstone Plaza, Lot #1, Final Plat.

 

Ms. Newsom††††††††††††† Yes†††††

††††††††††††††††††††††† Ms. Alexander†††††††††† Yes†††††

††††††††††††††††††††††† Ms. Lowe†††††††††††††††††† Yes

††††††††††††††††††††††† Mr. Boor††††††††††††††††††† Yes†††††

††††††††††††††††††††††† Mr. Stanley††††††††††††††† Yes

††††††††††††††††††††††† Mr. Shevling††††††††††† Yes

††††††††††††††††††††††† Mr. Whitton†††††††††††††† Yes†††††

Mr. Revenaugh††††††††† Yes†††††

Ms. Abbott†††††††††††††††† Yes

Mr. Steffens†††††††††††††† Yes

Chairman Hill Yes

 

Vote:Yes-11, No- 0

 

Chairman Hill said that this application would move forward to the City Council with a positive recommendation on January 24, 2005.

 

 

Item 6 on the Agenda: ††Other Business

 

There was no other business.

 

Item 7 on the Agenda:Communications from the City Council and the City Staff.

 

Mayor Beer welcomed the new members of the Planning Commission and thanked them in advance for the time they will give to the City.He also wanted the Commission to save February 25, 2005 on their calendar for the Boards and Commission Banquet.The Mayor reminded everyone about the February 8, 2005 sales tax and property tax election and encouraged everyone to vote.He thanked the entire Commission for their time.

 

Mr. Wingerson announced that the February 7, 2005 meeting will have a zoning change and preliminary plat on the agenda.Itís a Peterson project that would propose changing the zoning from a multi-family classification to a single-family for estate-style housing on property south of Stonebrooke Estates.The February 22, 2005 (Tuesday) meeting will continue the Peterson project, if necessary, and pick back up the 64th & Prospect project.He asked Mr. Revenaugh to get the site visit report submitted to staff so they can get with the developer.

 

Mr. Wingerson also announced that the banner at the Creative Arts Academy has been removed and therefore is compliant.There is still no progress on the gate issue.The owner continues to be agreeable to a single-person walk gate and object to a double-wide walk through gate.As staff committed to the neighborhood, they will continue to work on it.

 

Item 8 on the Agenda:Communications from the Planning Commission Members.

 

Ms. Abbott said that she has pictures that were taken down 61st Street the morning after the last Planning Commission meeting by Mr. Myersí used car lot.Please see attached statement from Ms. Abbott.

 

Mr. Wingerson responded by stating that many of these issues were raised with the City Council by Mr. Neill last Monday evening.The detention basin is constructed according to plan.Because of the time of the year, the sod was not installed previously, but will be installed in the Spring.Staff plans to look at the erosion concernÖerosion is probably not the appropriate wordÖit would be sedimentation of the basin from the finds that are from the soil that filter down to the bottom of the basin.If thereís a material detrimentin terms of itís function, that will be scraped out and placed on the hillside prior to sodding.The trees were cleared to provide access for construction equipment rather that using N. Oak.That area will be sodded in the Spring along with the detention basin. The barricades on 61st Street really belong to Missouri Gas Energy, but the City has committed to go ahead and filling the edge of the roadway so that the necessary repairs can be made.Mr. Myersí facility is operating under a Temporary Certificate Occupancy, which means that the project is not completed and has not passed City specifications or requirements of the City Council.

 

Mr. Wingerson continued by stating that the basin at Englewood Vista is located on Mr. Herman Scharhagís property.The trails are in place, as required by the Planning Commission and City Council.There were not trails required on the western portion of the property owned by Mr. Scharhag.Gladstone Neighbors Helping Neighbors contributed a full day of work after the tornado to remove debris.Mr. Scharhagís property is roughly 20 acres and there is still significant debris along the north fence line, which staff mentions to Mr. Scharhag every time they see him.Mr. Wingerson said he is actually meeting with him tomorrow and he will mention it again.Although it may appear that these projects are not finished, Mr. Wingerson commented that they are all moving forward and staff will ensure, as he believes they have historically, that the projects that will be completed in a way thatís acceptable to the Commission and the City Council.

 

Ms. Alexander said it will be two years in May since the tornado and asked if the logs and the trees that have fallen down have been cleaned up.She added thatís a great place for rats, snakes and other rodents to nest.

 

Mr. Wingerson answered that the logs and the trees from the tornado that were cleaned up were those that impacted the single-family homes north of Mr. Scharhagís property.The rest of the trees are on undeveloped land.Itís a very big space and Mr. Scharhag has not been cited for that and itís difficult to understand given the level of damage and violations across the City why resources should be focused on that.He agreed that the City absolutely needs to see that it gets cleaned up.

 

Ms. Alexander asked if the City is powerless; and commented that it seems like this kind of thing has happened all over Gladstone.

 

Ms. Abbott said she doesnít understand why Mr. Myers didnít sod the side of the car lot when he sodded the front of his lot and added that he even put in an underground sprinkler system.

 

Mr. Wingerson said that it is really a timing issue with the weather.In fact, Mr. Myers changed the plan slightly, at a significant cost to him, to create an appropriate street frontage.†† The sod requirement is unusual to Gladstone.Most cities donít require sod in those types of circumstances.Gladstone believes sod, long term, has a better chance to survive.

 

Ms. Alexander asked if Gladstone is possibly too nice.She asked Counselor Ramsay if the City has legal action to encourage them to do the jobs they need to.

 

Mr. Wingerson remarked that the City can certainly issue a citation to one or both property owners; however, his advice would be not to do that in either case.

 

Ms. Alexander asked if we are then stuck with it.

 

Mr. Wingerson said no, not at all are we stuck with it in either case, but itís a process.In Mr. Myersí case he has invested a very significant amount of money in the community and overall, itís best to work with Mr. Myers through those things rather than use the stick.He also believes the same thing with Mr. Scharhag, that itís best to work through those issues.

 

Ms. Alexander said they are going to be hearing from her and Ms. Abbott until something is done.

 

Ms. Alexander stated a correction to her email address on the roster.

 

 

 

 

 

 

 

Item 9 on the Agenda:Adjournment.

 

Chairman Hill adjourned the meeting at 7:56 P.M.

 

 

 

 

Respectfully submitted:

 

______________________________________††† Approved as submitted _____

Becky Jarrett, Recording Secretary

 

______________________________________††† Approved as corrected†† _____

Brian Hill, Chairman