PLANNING COMMISSION
October 17, 2005
7:30 pm
Present: Council & Staff Present:
Ms. Newsom Scott
Wingerson, Assist. City Manager
Ms. Alexander Melinda Mehaffy, Econ.
Dev. Admin.
Mr. Stanley David
Ramsay, City Counselor
Mr.
Shevling Mayor
Carol Rudi
Mr. Whitton Councilman Wayne
Beer
Mr. Revenaugh Becky Jarrett, Admin. Assist.
Ms. Abbott
Mr. Steffens
Chairman Hill*
Mr. Boor
Mr. Reynolds
Absent: Ms. Lowe
* Arrived after roll
call
Item 2 on the
Agenda: Pledge of Allegiance.
Vice Chairman Revenaugh led the group in reciting the Pledge of Allegiance.
Item 3 on the
Agenda: Approval of the September
19, 2005 minutes.
Motion
by Ms. Abbott, second by Mr. Steffens to approve the September 19, 2005 minutes
as submitted. The minutes were approved
as submitted.
Item 4 on the
Agenda: Communications from the Audience.
Larry
Thrasher,
Mr.
Wingerson said staff would be glad to continue to look at Mr. Thrasher’s issues
and report back to the Commission.
Item 5 on the Agenda: PUBLIC HEARING: On a request to rezone the additional property behind 6100 N. Oak Trafficway from CP-3 to CP-1. Applicant/Owner: Gary Lindsly/Gladstone Gifts, LLC dba Priscilla’s. (File #1260).
Vice Chairman Revenaugh
opened the public hearing.
Mr. Wingerson reported to
the Commission that in April of 2005 the City Council approved a site plan
revision which allowed construction of a parking lot behind the existing
Priscilla’s store to accommodate more customers. One of recommended conditions that the City
Council approved with the site plan was that a zoning change be filed in order
to provide consistent zoning for the front and rear parcel. The current zoning for the rear parcel is
CP-3; the request is to change it to CP-1, which is consistent with the front
part of the property. Staff is
recommending approval and is available to answer any questions.
Vice Chairman Revenaugh
asked for those in favor of the application to step forward. Hearing no response he asked for those in
opposition. Again hearing no response he
closed the public hearing.
Chairman Hill entered the
meeting.
MOTION: By Ms. Abbott, second by Ms. Newsom to
approve the request to rezone
the additional property behind 6100 N. Oak Trafficway from CP-3 to CP-1.
Chairman Hill stated that he will voting against this application as he did on the site plan revision. He believes that this is a property that is past it’s economic life and if (the Commission) is wanting to force regeneration along N. Oak, they shouldn’t be extending the economic life of properties that are past. It’s a small site. It should be consolidated with other sites as part of the overall plan for regeneration of N. Oak. It’s probably going to be another twenty or thirty years before (the Commission) has another opportunity to touch this site.
Ms. Newsom said that she, like Chairman Hill, voted against this the first time through because there were too many loose pieces and because it’s a tired old site that needs to be re-done. Be that as it may, the Council went ahead and voted to allow the parking lot there. Since that is already in place, she feels that the zoning needs to match the adjacent parcel and therefore will be voting in favor of the application.
Ms. Alexander stated that she agrees with Chairman Hill because if the City is ever going to get N. Oak moving forward the Commission needs to use this as an example.
Ms. Abbott said that as much as she is opposed to Priscilla’s, the used car lot is zoned a CP-3 and the parking lot is changed to CP-1, Larry Myers can’t use it as a parking lot. That’s what the neighbors are all afraid of. There isn’t any way you can stop Priscilla’s from being there because it’s already been approved. She will be voting yes for that reason.
VOTE: Ms. Newsom Yes
Ms. Alexander No
Mr. Stanley Yes
Mr. Whitton Yes
Mr. Revenaugh Yes
Ms. Abbott Yes
Mr. Steffens No
Chairman Hill No
Mr. Boor Yes
Mr. Reynolds Yes
The motion passed. (8-Yes, 3-No)
Item 6 on the Agenda: PUBLIC HEARING: On a request to adopt the official zoning map
of
Chairman Hill took over the meeting, apologized for being late and thanked Mr. Revenaugh for starting the meeting.
Mr. Wingerson reported that staff’s intent for adopting the official zoning map is to clearly define the different zoning classifications and where they’re located within the City. It is also staff’s intention to keep a current zoning map that is user friendly and available to the public on the City’s website. The procedure for notice of the adoption was a little different. There was a notice published in the paper; however, no property owners were specifically notified because there was no suggested zoning change. Mr. Wingerson said that although every effort has been made to make sure there are no mistakes; some may be discovered at a later date. Those discrepancies would come forward to the Planning Commission with a public hearing for final determination. Staff is recommending approval.
Ms. Newsom asked what the industrial area was near the bottom of the map on the east side of town was.
Mr. Wingerson said that is generally referred to as the Von Erdmannsdorff property. In it’s history it was a dog kennel.
City Counselor Ramsay commented that he remembers it being a
sign shop before the incorporation of
Chairman Hill asked if there is any way the resolution, if adopted, can allow the City Clerk to make corrections rather than hold a public hearing.
Mr. Wingerson answered that staff can look at that prior to the Council hearing, but he doesn’t believe that will be possible once it’s adopted as the Official Zoning Map.
Ms. Newsom noticed that it looked like the taco plant is zoned CP-3 and asked if that was correct.
Mr. Wingerson said he thought it was CP-4, but saw on the map that didn’t correspond with the correct coloring. He will have staff check on that one.
MOTION: By Mr.
Revenaugh, second by Mr. Steffens to adopt the official zoning map of
VOTE: Ms. Newsom Yes
Ms. Alexander Yes
Mr. Stanley Yes
Mr. Whitton Yes
Mr. Revenaugh Yes
Ms. Abbott Yes
Mr. Steffens Yes
Chairman Hill Yes
Mr. Boor Yes
Mr. Reynolds Yes
The motion
passed. (11-Yes, 0-No)
Item 7 on the Agenda: Other Business
None.
Item 8 on the Agenda: Communications from the City Council and the
City Staff.
Councilman Beer thanked all the Gladfest volunteers. It was a great Gladfest. Also thanks to Community Development for the zoning map.
Mr. Wingerson
reminded the Commission of a flyer on a conference that MARC is hosting on
November 4, 2005 entitled “Creating Safer, More Livable Communities through
Planning & Design”. Under separate
cover, the Commission was also sent information on some upcoming audio conferences
that MARC is offering. The City Council
encourages attendance. Contact Ms.
Jarrett if you wish to attend.
Mayor Rudi said she
attended the first audio conference they offered last week and it was
definitely worth her time. She thinks
these would be a great way for anyone without a lot of background in Planning
& Zoning to learn something new.
Ms. Newsom asked if
any of these count for the monetary rebate the City gets, or is it just the
liability ones.
Mr. Wingerson said
they don’t count yet, but they probably will in the future. Land use litigation is extremely expensive,
so as soon they get a handle on the personal safety part, he’s sure they’ll
move into other issues.
Mr. Wingerson said
that also in the Commission’s packets was a Zoning Bulletin and the minutes
from the last City Council meeting.
Item 9 on the
Agenda: Communications from the Planning Commission Members.
Ms. Newsom thanked all the volunteers for Gladfest. Good volunteers are really appreciated. Also thanks to staff for including the City Council minutes in the packets. Ms. Newsom asked what is going on with Pepper’s Hot Tubs. They have a new shipment now.
Mr. Wingerson said he would drive by there tomorrow.
She also said the weeds at Ryans are getting pretty tall.
Ms. Alexander thanked staff for the City Council minutes.
Mr. Revenaugh remarked that he will be interested in learning from staff exactly what the possible remedies are for Mr. Thrasher’s problems.
Mr. Shevling thanked Gladfest volunteers and also mentioned that the Gladstone Chamber of Commerce has partnered with a company who is producing a City map of Gladstone that will be available for $1.00.
Chairman Hill said that he would also like to thank all the Gladfest volunteers. He stressed his extra appreciation for the extent that City staff seemed to go over and above this year. The Parks & Recreation and Public Works Department seemed to go above and beyond this year. He also wanted to know if there was anything staff could do to shut down the used car lot at the old Texaco station. It’s a constant problem.
Mr. Wingerson replied that staff would look into it again. It’s an every week enforcement issue and it just keeps going.
Ms. Newsom asked if there is any teeth in the “violaters will be towed” verbage.
Mr. Wingerson answered that there is, but unfortunately it would be by the property owner, who is a trustee in Texas.
Chairman Hill suggested siting the property owner, which would force them to come to court or at least send representation.
Mr. Wingerson said he would research that possibility and report back in two weeks.
Ms. Newsom asked if there anything that site can be marketed for.
Mr. Wingerson said that there have been several people interested, but the trust is pretty difficult to work with. Commerce Bank was extremely interested, but it just couldn’t work due to the unwillingness of the trust to make any decisions. It’s a difficult site. There’s limited access and it’s a small site.
Chairman Hall asked what the status of Prospect Plaza is regarding Stone Canyon and the out parcel.
Mr. Wingerson deferred to Ms. Mehaffy.
Ms. Mehaffy said that Stone Canyon is re-opening sometime this month under new ownership. The out parcel has been through the SBA (small business approval) process and is currently undergoing a new property appraisal at request of the bank.
Ms. Abbott asked about the status of Gladstone Plaza.
Mr. Wingerson said that the TIF Commission held a public meeting on October 4, 2005 and their recommendation to the Council is to select Gale Communities to be the developer of Gladstone Plaza. The City Council will hear that application on October 24, 2005.
Ms. Alexander said that after seeing what Gale Communities has done in Lee’s Summit she would highly recommend them.
Mr. Steffens asked about the used cars that are being sold at 56th & Antioch at the automotive repair facility. The lot was full of cars for sale the other day.
Mr. Wingerson said that staff would keep an eye on it. He is selling cars as an accessory use to the
automotive repair part of the business and was limited to the number that could
be for sale at one time.
Item 10 on the
Agenda: Adjournment.
Chairman Hill adjourned the meeting at 8:10 P.M.
Respectfully submitted:
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Brian Hill, Chairman