August 15, 2005
Present: Mr. Steffens Council & Staff Present:
Ms. Newsom Scott Wingerson, Assist. City Manager
Ms. Alexander David Ramsay, City Counselor
Chairman Hill Melinda Mehaffy, Econ. Dev. Admin.
Mr. Boor Mayor Carol Rudi
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 May 16, 2005 and June 6, 2005 Minutes.
Motion by Mr. Steffens, second by Mr. Whitton to approve the May 16, 2005 and June 6, 2005 minutes as submitted. The minutes were approved as submitted.
Item 4 on the Agenda: PUBLIC HEARING: on a request for a Special Use Permit at 405 NE 73rd Terrace, Applicant/Owner: Terry R. Day. (#1257).
Mr. Wingerson reported that the property is bound by R-1 on the North, South and East. To the West is a gas station/convenience store, which is zoned CP-3. The applicant is proposing to operate a Montessori school, which from staff’s perspective is a child care facility. The school proposes to provide services to no more than twenty children. Drop-off and pick-up times are intended to naturally stagger themselves, so not all the kids will be dropped off or picked up at the same time. Because the location is close to N. Oak and commercially zoned property, staggered times and daytime operation, the impact on the adjoining neighbors is anticipated to be minimal. Mr. Wingerson referred to the ten conditions in the staff report. All ten are typical of an application of this type except for #9, which requests a minimum 4’ fence around the play area and #10, which requests that all parking and drive areas are hard surfaced. Staff is recommending approval. Mr. Wingerson apologized for leaving out a time recommendation in the draft ordinance. Staff would recommend a period of one year, although this has not yet been discussed with the applicant.
Ms. Newsom asked what the subject property is currently being used for.
Mr. Wingerson said it is vacant single-family.
Ms. Newsom asked if the Day family will be residing there during the time frame of this special use permit.
Mr. Wingerson answered that the Day family will not be residing there.
Ms. Newsom reiterated that it will be a unoccupied residence with a special use permit for a daycare.
Mr. Wingerson said yes, that is correct.
Mr. Stanley asked about the condition #7 which states that no structural changes will take place other than those required by the State of Missouri. He asked if that means building additions being built up or out.
Mr. Wingerson said that means that there will not be any additions to the home or any significant structural changes that would change the integrity of the property, such as moving structural walls. The idea is that the home stays looking like a single-family home.
Mr. Stanley asked if the applicant is proposing any signage at the property that would be visible from the street.
Mr. Wingerson said there has not been any discussion regarding signage at this time; however, the applicant may choose to speak about that in his presentation.
Mr. Stanley asked about condition #10 which states that all parking and drive areas must be hard surfaced. He asked if this is restricted to certain types of materials.
Mr. Wingerson answered that it would generally limit the materials to asphalt or concrete.
Mr. Boor asked if the applicant has any plans to clean up the straw and the trash that is out in the front yard of the subject property.
Mr. Wingerson said that he is sure it is part of the general clean-up and that the applicant will probably confirm that in his presentation.
Mr. Boor noticed that the rooms were not identified on the site plan and asked if Mr. Wingerson could identify them.
Mr. Wingerson said he could not specifically identify them, but from the site plan it looks like the entrance into the facility will be from the rear of the home into what is noted as the cloakroom. He said the applicant may choose to expand on this topic.
Mr. Boor asked what the dimensions on the rooms were.
Mr. Wingerson said he did not have that information.
Mr. Revenaugh asked if the State decides how many adults need to be on site for a certain number of children.
Mr. Wingerson said the State does regulate that number; however, he did not know the number for this particular application.
Mr. Revenaugh noted that there are two plus parking spaces listed, and asked if there are going to be two adult cars parked there.
Mr. Wingerson said he will defer to the applicant on the operation, but his understanding is that there will be two teachers there at all times, which may be supplemented at peak times.
Ms. Abbott replied that with twenty children in one school and only one wash basin…that doesn’t seem like enough facilities.
Mr. Wingerson said again he will defer primarily to the applicant; however, the State does regulate sanitation facilities and he believes that they classify the kitchen as one area for children to wash their hands.
Mr. Boor asked if the owner actually owns the property.
Mr. Wingerson said it is his understanding that the applicant has a contract to purchase the property contingent upon approval of this permit.
Chairman Hill asked the applicant to come forward.
Terry R. Day, 8003 NW 79th Terrace, Kansas City, addressed the Commission. Mr. Day said that he has owned the home for about four years. Previously to him obtaining the property it was owned by his Aunt, Carla Anderson, who is a sister of Lavelle King. Prior to filing papers for this permit, Mr. Day said that he spoke with all the neighbors, and they are all in favor of this type of application, rather than a rental home. Mr. Day explained that last summer he did a lot of work on the house both inside and out. He put up new sheetrock, doors and carpet. The floors were re-finished. The outside of the house has new siding on it. The reason there is some debris by the side of the house right now is because he tore down an old tin shed. The straw (Mr. Boor mentioned) was used for new grass seed. Mr. Day assured the Commission that all those things would be cleaned up, as he is in the process of doing it now. There will also be, once they have approval, an increase in the size of the driveway so that there will be ample space for cars to come in and turn around. This will keep cars from backing out onto NE 73rd Terrace. Mr. Day explained that Laura Gerdis is going to be a partner with him on this project. She is a licensed Montessori instructor who has been teaching at a Montessori school at Line Creek for several years. Ms. Gerdis is working on the State approval and has also lined up an additional full-time and part-time teacher.
Mr. Reynolds asked where the main entrance of the daycare will be.
Mr. Day approached Mr. Reynolds and showed him on the site plan that the entrance will be on the back side into what would be the mudroom, or cloakroom. He also added that he will be adding a wooden fence on the east side of the property.
Mr. Boor asked if a second bath facility will be added.
Mr. Day answered that there is space for a second restroom to be added in the cloak room and that is under consideration now. A lot of that will depend on State requirements and if there seems to be a need for an additional restroom.
Mr. Steffens asked how the driveway is going to be made bigger.
Mr. Day referred to the site plan and explained that an additional ten-foot driveway will be added and then some kind of turnaround will be added.
Mr. Wingerson said that there is ample room to widen the driveway for two cars.
Mr. Stanley asked Mr. Day if he is proposing any signage at this time.
Mr. Day said that he would say there would just be a small, non-descript sign on the wall of the house identifying that it is a helping hands Montessori school.
Mr. Stanley asked that if this application is approved, when would the start date be.
Mr. Day answered that the open date is September 6, 2005.
Chairman Hill asked for those in favor to step forward. Hearing no response he asked for those in opposition to come forward. Again, there was no response.
MOTION: By Mr. Whitton, second by Mr. Revenaugh to approve the Special Use Permit at 405 NE 73rd Terrace with the ten conditions listed in the draft ordinance and for a time period of one year.
Ms. Newsom said that probably a Montessori school/daycare would probably be a lovely addition to our community; however, her concern lies in that it is three sides R-1, it is not going to be owner occupied as a residence (all other special use permits are), and that the signage issue makes it more commercial. If it were a proposal to rezone, it may have a different flavor to it. Ms. Newsom said that as a special use permit it is not good land use for the community and she will not be voting in favor of it.
Chairman Hill said that he can’t help but think that this application is a little premature because the issues in respect to the turnaround are not worked out as well as the signage issue. He is not sure whether to proceed and leave those items up to City staff or what.
Mr. Wingerson said he understood Chairman Hill’s concern and offered to explain those issues. First, the signage issue was not discussed when he met with the applicant last month. The Commission could choose to add condition #11 stating that one wall sign shall be allowed with a maximum size of 20’square feet, for example. The parking and drive area is difficult to explain in words, but it is a typical residential driveway. Mr. Wingerson explained that what he envision is an access point at the street that goes straight back where the parent would drop off the child and then turn around in a cul-de-sac, or hammer-head, type of area and back out onto NE 73rd Terrace. That, of course, is quite expensive, and has not been asked of the applicant at this time. There is however, room for that to take place.
Mr. Day approached the Commission and stated that they did not necessarily need a sign if that was going to be an issue.
Mr. Whitton asked if Mr. Wingerson added #11 to the conditions.
Mr. Wingerson said it was just a suggestion on dealing with the sign issue.
Mr. Whitton asked if the turn around parking area could be added as condition #11.
Mr. Wingerson answered yes.
Mr. Whitton amended his motion.
AMENDED MOTION: By Mr. Whitton, second by Mr. Revenaugh to amend the original motion to add #11 to the conditions, which states: A drive capable of two-way traffic and an acceptable three point turn around shall be provided.
Mr. Revenaugh said that he is still having a hard time figuring out how twenty cars are going to go up this drive and turn around without creating a back up of cars into the street.
Mr. Wingerson said that would probably be accurate if everyone came at the same time, but it’s a naturally staggered program.
Laura Gerdis, 6042 N. Wayne, addressed the Commission. Ms. Gerdis explained that the school will open at 7:30 am for extended children who’s parents have to go to work before school starts. School time starts at 8:45 am, which means that those parents will be dropping off between 8:30 am- 8:45 am. She further explained that there will only be 15 full-time children, five part-time children in the morning, and five part-time children in the afternoon. That is the most the State will allow her to have. There has to be 35 square feet per person in the building.
Mr. Stanley asked how many other Montessori schools there are in Gladstone.
Ms. Gerdis said she did not know of any.
Chairman Hill said that he does not have a strong feeling one way or another on this; however, he will probably be voting against it for the same reasons as Ms. Newsom. This is a transition zone between commercial and residential. It’s not that intrusive, but the City does have a history for this type of use to be owner occupied. Chairman Hill said that he may look at it differently as a zoning change.
VOTE: Mr. Steffens No
Ms. Alexander Yes
Chairman Hill No
Mr. Boor No
Mr. Stanley No
Mr. Shevling Yes
Mr. Revenaugh Yes
Ms. Abbott Yes
Mr. Reynolds Yes
Mr. Whitton Yes
6- Yes, 5- No The motion passes.
Item 5 on the Agenda: Communications from the Audience.
Item 6 on the Agenda: Other Business- Revised Zoning Map.
Mr. Wingerson explained that the Zoning Map that staff currently uses is in paper form and is, quite frankly, a mess. The GIS coordinator has taken that information and transferred it to a computer version that is on a single piece of paper. The map is color-coded by zoning districts. Staff would like to bring this map forward for adoption for several reasons, one of which is because the new map is something that can be distributed to the public. Mr. Wingerson explained that staff receives numerous requests for zoning from developers, real estates agents, lawyers and the general public. If this new zoning map moves forward as a public hearing, Mr. Wingerson wanted to emphasize that it will not involve any zoning changes. It is merely an administrative change to bring the document up to date and make it more convenient for everyone involved. He asked if the Commission would be agreeable to a public hearing on the zoning map at a future meeting.
Chairman Hill said it sounds fine to him.
Ms. Alexander said it sounds like a great idea and that it would probably simplify a lot of people’s lives.
Mr. Wingerson said in the public hearing he would certainly bring both the old and new zoning maps for everyone to view.
Item 7 on the Agenda: Communications from the City Council and the City Staff.
Mayor Rudi welcomed everyone back and reminded the Commission of some upcoming events. Theatre in the Park is Friday; the movie is School of Rock. Before the movie, at 8:45 pm, there will be a five-minute film festival. Bring your picnic or enjoy the concessions.
Mr. Wingerson said that Ms. Alexander had asked about the status of the Preserve. The engineering has been approved and the final details of reconstruction of Antioch Road are being worked out now.
Item 8 on the Agenda: Communications from the Planning Commission Members.
Ms. Abbott said that when the contractors resurfaced N. Oak Street they got down as far as 61st and they took the top off of it. There is about a 2” drop-off between the overlay and they are doing all that construction work at the bottom of the hill, but there is never anybody working down there. It’s been like that for months. She’s never seen a soul down there! It’s all torn up. She asked whose project that is.
Mr. Wingerson said the quick answer is ours, although that’s not entirely true. That has been a difficult project. It is a full depth street replacement; so all the pavement is coming out, down to the dirt. There has been complications involving the gas company. Apparently there were some gas lines in that project where they were not anticipated; therefore, they had to be relocated. There were also some sub grade problems. Mr. Wingerson said that in terms of no one ever being there, he couldn’t answer that, but he would find out.
Ms. Abbott also asked Mr. Wingerson about Santerra, as she has heard all kinds of rumors.
Mr. Wingerson joked that City Hall has also heard all kinds of rumors about Santerra, but that the curbs and streets are primarily in. They have also reestablished their relationship with the Village, which was sour for a couple of months, and it appears that they are moving forward. Staff anticipates them coming in for foundation permits in 30-45 days.
Ms. Abbott asked if Mr. Eisner was still involved in the project.
Mr. Wingerson answered yes.
Ms. Newsom said that it’s not too early to be thinking about Gladfest. She told everyone to be anticipating a call from either her or Freddie Nichols for volunteers.
Ms. Alexander said it’s nice to be back.
Chairman Hill asked about the banner at Creative Arts Academy.
Mr. Wingerson said that there is a 6’X10’ banner on the fence at Creative Arts Academy. Staff had advised Ms. Raisher twice to remove the banner and the first time it went right back up. Staff called again and was told that it was an employee who saw the banner laying around thought it would be helpful to put it back up. Mr. Wingerson said that he believes it is unintentional, but he will continue to follow it.
Item 9 on the Agenda: Adjournment.
Chairman Hill adjourned the meeting at 8:12 P.M.
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Brian Hill, Chairman