PLANNING COMMISSION

GLADSTONE, MISSOURI

September 6, 2005

7:30 pm

Present: Mr. Steffens Council & Staff Present:

Ms. Newsom Scott Wingerson, Assist. City Manager

Ms. Alexander David Ramsay, City Counselor

Mr. Whitton Mayor Carol Rudi

Mr. Boor Becky Jarrett, Admin. Assist. Mr. Stanley

Mr. Shevling

Mr. Revenaugh

Ms. Lowe

Ms. Abbott

Absent: Mr. Reynolds

Chairman Hill

Item 2 on the Agenda: Pledge of Allegiance.

Vice-Chair Revenaugh led the group in reciting the Pledge of Allegiance.

Item 3 on the Agenda: Approval of the August 15, 2005 minutes.

Motion by Ms. Newsom, second by Mr. Whitton to approve the August 15, 2005 minutes as submitted. The minutes were approved as submitted.

Item 4 on the Agenda: Communications from the Audience.

Galen Neil, 6010 N. Wyandotte, addressed the Commission. Mr. Neil said that he didn’t know what the time frame is as far as replacement of a unit that has been burnt by fire, but down on 58^th Street, there is an apartment complex that was burned. They have cleaned it up as far as getting the rubbish out, but all of a sudden the work has stopped. He has a piece of property there on the corner and he’s concerned about it because he’s thinking about getting it zoned. Mr. Neil asked if the City has a time frame for replacement to property that is destroyed by fire.

Mr. Wingerson commented that he would answer the best he could at this time and follow up with Mr. Neil tomorrow with any additional information. About three or four months ago there was a significant fire at the location Mr. Neil spoke about. More than one unit was damaged. They have been in insurance negotiations since the fire and today Community Development issued mechanical permits to start the repair process. Complicating the issue just a little is an ownership change, but Mr. Wingerson believes that the new owner is aggressively pursing repairs.

Item 5 on the Agenda: PUBLIC HEARING: on a request for a Special Use Permit at 7260 NE Antioch Road, Applicant/Owner: Caroline’s House (Los Ninos II, Inc.) File #1257.

Mr. Wingerson reported that this is a renewal application. In 2000 the City Council approved a Special Use Permit based on this application for a term of five years. It is required because it is a daycare and also because it is not in the correct zoning for a daycare. It is zoned commercially, and before it was a daycare it was used as an office building. The site itself is off of NE 72^nd Street and NE Antioch Road. The surrounding zoning is vacant land to the north, duplexes to the south, residential property and duplexes to the west and residential property to the east. Staff has not received any concerns or complaints concerning the operation of the facility; therefore recommend a renewal of ten years.

Vice-Chair Revenaugh asked if there was anyone in the audience who would like to speak in favor of the application. Hearing no response, he asked for anyone in the audience in opposition of the application to come forward. Again there was no response.

Ms. Newsom said she had a question for the applicant. She asked if there were any changes the applicant wanted to make to the conditions of the current special use permit.

Kathleen Tobin, 4512 NE 63^rd Street, addressed the Commission. Ms. Tobin replied that she would like to carry through with the same conditions.

Mr. Boor asked how many children are at the daycare.

Ms. Tobin answered that she is licensed for 64 and she maintains a 98% full rate.

Mr. Stanley asked for clarification on the period being extended from 5 to 10 years.

Mr. Wingerson answered that typically there is a progression. In most special use permits the initial recommended term, from staff’s perspective, is one year. If the business does well and there is minimal impact on adjoining property owners, then a second term of five years is recommended and then finally ten years. In this case, because of the significant investment made in the property for it to function as a daycare, staff recommended five years to begin.

Ms. Alexander commented that the facility is attractive and well maintained.

MOTION: By Mr. Whitton, second by Ms. Alexander to approve a Special Use Permit at 7260 NE Antioch Road for ten years. The motion passed unanimously.

Item 6 on the Agenda:

A. City Council Minutes. Mr. Wingerson said that Chairman Hill requested that the Planning Commission be provided with minutes from the City Council meeting as a follow-up to applications heard by the Planning Commission. Therefore those minutes will begin to appear in upcoming packets.

Ms. Newsom said that, for the record, that used to always be the practice so the Planning Commission had that channel of communication. She also added that when she first came on the Planning Commission she asked for those and it seemed to have fallen off the radar.

Mr. Wingerson apologized for that and said he would make sure that gets carried through this time.

B. Discussion of Zoning Map. Mr. Wingerson showed the Planning Commission the current zoning map and referred to the proposed color zoning map that was at the Commissioner’s places, which he spoke of at the previous meeting. With the Commission’s permission, he anticipated advertising for the public hearing at the Commission level and then City Council working towards adoption of the Zoning Map later this year. He noted that there are a couple of typographical errors that will be corrected before the hearing. Every ordinance dating back to the beginning of Gladstone has been verified by legal description. There are probably mistakes that will have to be dealt with at a later date; however, any landowner who would challenge the zoning and show documentation would have a zoning change sponsored by the City and be heard in front of the Commission.

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

Mayor Rudi reminded everyone that Gladfest is coming up and said that Ms. Newsom would be glad to sign up anyone who was interested in volunteering. She also noted that the staff report showed the public hearing for Caroline’s House on September 19, 2005; however, that would be the next Planning Commission meeting, not City Council meeting. Scott noted the correction and said that it was advertised for September 26, 2005.

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

Ms. Newsom remarked that Pepper’s Hot Tubs consistently warehouses their merchandise on the sidewalk in front of their property. She knows of no other business in this community that is allowed to do that.

Mr. Wingerson said that the City has had a couple of discussions with the owner of Pepper’s Hot Tubs. About five or six years ago, it was worked out where those units were stored on the back of that property (70^th & Oak) and somehow they have slid back into old ways. Staff will contact the owner, because that is certainly not appropriate.

Ms. Newsom commented that as we are trying to bring the community around to a different standard; allowing that to continue is, to her, setting a bad benchmark. She also added, as Mayor Rudi mentioned, that she is looking for volunteers for Gladfest. Contact herself, Freddie Nichols or the Chamber office before she contacts you!

Ms. Alexander said that the plants from N. Oak Garden Center are very strong and hardy. Also, they still want a sign.

Mr. Steffens asked about the signs in the windows at Rocket Place.

Mr. Wingerson said that the permanent signage complies; however, they do have a lot of window signage advertising a radio station. He spoke with the owner, John Hart, today and asked him to get some of those signs down.

Ms. Abbott asked about the box trailers that are stored at a business across the street from the new Fire Station.

Mr. Wingerson said that business is in the Villages.

Item 9 on the Agenda: Adjournment.

Chairman Hill adjourned the meeting at 7:49 P.M.

Respectfully submitted:

______________________________________ Approved as submitted _____

Becky Jarrett, Recording Secretary

______________________________________ Approved as corrected _____

Mark Revenaugh, Vice-Chair