PLANNING COMMISSION
March 20, 2006
7:30 pm
Present: Council & Staff Present:
Ms. Newsom Mayor Carol Rudi
Ms. Alexander Scott
Wingerson, Assist. City Manager
Mr. Boor David Ramsay,
City Counselor
Mr. Reynolds Becky
Jarrett, Admin. Assist
Mr. Stanley
Mr. Shevling
Ms. Suter
Mr. Whitton
Mr. Revenaugh
Mr. Steffens
Chairman Hill
Absent: Ms. Abbott
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 the January 3,
2006 minutes.
MOTION: By Ms. Newsom, second by Ms. Alexander to
approve the January 3, 2006 minutes as submitted. The motion carried.
Item 4 on the
Agenda: Communications from the Audience.
None.
Item 5 on the Agenda: Final Plat:
Consideration of a Final Plat, The Preserve at Carriage Hill Estates,
Mr. Wingerson reported that in
January of 2005, the City Council approved a zoning change and preliminary plat
relative to this project. This project
is located south of Stonebrooke Estates, just east of
Ms. Alexander asked what the 8” water line will be looped to.
Mr. Wingerson said it will be looped
back to
MOTION: By Ms. Newsom, second by Mr. Whitton to
approve the Final Plat for The Preserve at Carriage Hill Estates including the
staff recommendations.
Ms. Alexander Yes
Mr. Boor Yes
Mr. Reynolds Yes
Mr. Stanley Yes
Mr. Shevling Yes
Ms. Suter Yes
Mr. Whitton Yes
Mr. Revenaugh Yes
Mr. Steffens Yes
Chairman Hill Yes
The motion carried. (11-Yes, 0-No)
Item 6 on the Agenda: Public Hearing: On a request for a Special Use Permit to
operate a photography business out of a residence at 6501 N. Park. Applicant:
Deborah Rommel. File #1269.
Mr. Wingerson reported that Ms. Rommel is proposing a renewal to her existing Special Use Permit, originally issued in 2001, to allow the operation of an outdoor photography studio from her home at 6501 N. Park. The proposal includes three sittings per week with a maximum of four sittings in any one day between the hours of 9:00 am and 4:00 pm. The driveway of the home can accommodate approximately six vehicles. Mr. Wingerson said that staff is recommending approval with a term of ten years and conditions consistent with those previously approved.
Mr. Revenaugh asked if there have been any complaints recorded from the public in the last five years regarding Ms. Rommel’s Special Use Permit.
Mr. Wingerson replied that there have not been any.
Chairman Hill asked if the applicant would like to speak.
Deborah Rommel, 6501 N. Park, addressed the Commission. Ms. Rommel said that she would like to continue her business as she has been operating for the last five years.
Chairman Hill asked if the intensity of the business is still about the same.
Ms. Rommel replied that actually it is less now. She was busier when her kids were in high school.
Chairman Hill asked if she still worked within the parameters of 9 am to 4 pm.
Ms. Rommel answered that those are pretty much the hours she works within. Occasionally she will photograph a baby at 8:00 am, but other than that she stays within the set times.
There was no one present to speak in favor or against the application. Chairman Hill closed the public hearing.
Ms. Alexander said if there have been no complaints from the neighbors, she doesn’t see any reason why they can’t approve the ten year special use permit.
MOTION: By Ms.
Alexander, second by Ms. Suter to approve a 10-year Special Use Permit to
operate a photography business out of the residence at 6501 N. Park.
Ms. Alexander Yes
Mr. Boor Yes
Mr. Reynolds Yes
Mr. Stanley Yes
Mr. Shevling Yes
Ms. Suter Yes
Mr. Whitton Yes
Mr. Revenaugh Yes
Mr. Steffens Yes
Chairman Hill Yes
The motion carried. (11-Yes, 0-No)
Item 7 on the
Agenda: Public Hearing: On a request for a Site Plan Revision at 6601
N. Oak Trafficway (Rod’s Hallmark).
Applicant: SJ/GS Properties,
LLC. File #1270.
Mr. Wingerson reported that the applicant is proposing to construct a 3,615 SF addition to the existing Rod’s Hallmark at 6601 N. Oak Trafficway. The addition will create a facility that is nearly 10,000 SF. As part of this request, fourteen new parking spaces are proposed, bring the total parking spaces available to forty-eight which complies to adopted standards. The two main concerns in this request are a 10’ sanitary sewer easement to the east of the building and a possible relocation of the dumpster. The applicant would have the option of relocating the sanitary sewer main or reducing the size of the building to stay out of the easement. Mr. Wingerson explained that the dumpster issue is a little more complicated. The existing dumpster is located on the west side of the existing building. During initial review of the site plan, staff requested that the dumpster enclosure be relocated to either the north or east side of the building to further screen it from North Oak traffic. In reviewing the site and discussing the requirement with the owner, that request is extremely difficult from both a topographic and a business operations point.
Mr. Wingerson suggested that if the Planning Commission allows the condition regarding the dumpster to remain in the draft bill, that staff be allowed to work with the applicant to present an alternative to the City Council next week. The remaining conditions in the draft bill are typical of a site plan. Staff recommends approval.
Ms. Newsom pointed out condition #8, which states that “All areas not otherwise landscaped shall be sodded.” She asked if there would be any provision to add some green
space so that the building is not surrounding by asphalt.
Mr. Revenaugh asked if this application would have any
effect of the future viability of the
Mr. Wingerson said that this parcel is owned by the
applicant and is outside of the redevelopment boundaries of
Chairman Hall asked the applicant to come forward.
Vince Sweeney, 1300
Mr. Steffens asked if the sewer relocation will be worked out at a later time.
Mr. Sweeney said that he is aware of the issue and he is having the lines located. He believes there is adequate easement to have the line relocated within the easement area.
Ms. Suter asked what the time table is for Mr. Sweeney’s construction as compared to the redevelopment of the remainder of Gladstone Plaza.
Mr. Sweeney answered that his goal is to have the addition completed before the next Christmas season.
Chairman Hill asked if there are any easements along North Oak Trafficway….he didn’t see any noted on the site plan.
Mr. Wingerson asked what kind of easements he was referring to.
Chairman Hill said easements for sidewalks.
Mr. Wingerson answered that there is an alta survey in the plans which shows the right-of-way line that encompasses all the utilities, sidewalk, green space, and pavement. He’s not sure there would be the need for additional easements short of a necessary widening of North Oak Trafficway at some point in the future. There is also a small drainage easement to the east of the existing sidewalk.
Chairman Hill asked if the storm drainage of this site ties into Gladstone Plaza.
Mr. Wingerson answered yes.
There was no one present to speak in favor or against the application. Chairman Hill closed the public hearing.
Chairman Hill asked how this site will work with a potential widening of North Oak Trafficway in relation to green space and traffic spaces. He asked if there was a need for an easement at this time. He suggested that perhaps they should look at some landscaping or escrow requirements.
Mr. Wingerson commented that staff did take a look at the right-of-way, and at this point, the City doesn’t anticipate a widening of North Oak Trafficway at Gladstone Plaza as much as it does a re-stripping of North Oak to provide more dedicated left turn lanes. They have also anticipated a possibility of a traffic signal to more clearly define the entrance to Gladstone Plaza. With either one of those options, they would probably require right-of-way from Rod’s Hallmark and staff can certainly speak with the applicant in the coming days about that. Regarding the green space, Mr. Wingerson added, in staff discussions they envisioned the establishment of a TDD to help fund those improvements the length of North Oak from NE 64th Street to NE 72nd Street. Mr. Sweeney and Mr. Henning have already agreed to participate in those discussions later on.
Chairman Hill said he wouldn’t even have a problem with the existing parking on the west side being removed and replaced with sod.
Ms. Newsom remarked that with Bank Midwest, Worth Harley Davidson and others, the Commission required green space in front of their buildings. It would certainly be nice to have the green space in front of Rod’s Hallmark as well to bring positive attention to it.
Mr. Wingerson said that if it meets the Commission’s approval, staff will have further discussions with the applicant and move toward the City Council with that concept in mind.
Chairman Hill agreed that would be fine.
MOTION: By Mr.
Revenaugh, second by Ms. Alexander to approve a Site Plan Revision at 6601 N.
Oak Trafficway (Rod’s Hallmark) with staff working out the landscaping issue
with the applicant as discussed.
Ms. Alexander Yes
Mr. Boor Yes
Mr. Reynolds Yes
Mr. Stanley Yes
Mr. Shevling Yes
Ms. Suter Yes
Mr. Whitton Yes
Mr. Revenaugh Yes
Mr. Steffens Yes
Chairman Hill Yes
The motion carried. (11-Yes, 0-No)
Item 8 on the Agenda: Other
Business
a. ZAPO
Mr. Wingerson reminded the Commission that moving forward ZAPO will come
to the Planning Commission in a scaled down version to be reviewed in order to
get the basic document in place. He will
plan on placing it on a future agenda when other business is light.
b. Planning Commission Training- Report
Mr. Wingerson reported that Ms. Suter, Mr. Boor and Mr. Reynolds
attending Planning Commission training two weeks ago by viewing a DVD
recording. It is available for check-out
if anyone is interested. Please contact
Becky. Staff is hoping for two
additional training sessions in the coming months. One involves different zoning techniques not
currently being used by Gladstone called form based zoning. This would be introduced to the Commission to
see if it has any merit in relationship to Gladstone Plaza and the downtown
project. The other training session
might involve a role-playing scenario where staff would serve as the
developer/applicant and hold a public hearing.
c. Malone Lawn and Landscape Update/ Discussion
Mr. Wingerson reviewed previous correspondence with Malone Lawn and
Landscape. After a brief discussion, the
Commission directed staff to send a letter to Malone giving them fourteen days
to comply with their Special Use Permit conditions.
Item 9 on the Agenda: Communications from the City Council and the
City Staff.
Mayor Rudi thanked everyone for coming out in the bad weather tonight and for their good discussions.
Mr. Wingerson asked the Planning Commission to return their biography request that was in their packet. He also updated them on the status of the Community Center and asked for Commissioners to let him know if they are interested in attending the next meeting with the architect.
Item 10 on the
Agenda: Communications from the Planning Commission Members.
Ms. Suter commented that she enjoyed the training she attended two weeks ago.
Mr. Boor said he is pleased with the 76th Street reconstruction.
Ms. Alexander noted that she had read in the City Council minutes about Cathy Swenson becoming a Certified Municipal City Clerk along with Becky Jarrett and Carole McGuire receiving their Permit Technician Certification.
Chairman Hall asked how much longer the Creative Arts Academy banner will be up.
Mr. Wingerson said that Creative Arts, along with many other businesses in the City, is being asked to begin to permit temporary banners or construct a sign cabinet as part of their permanent signage.
Chairman Hall asked about the clothes boxes in front of Osco on Antioch Road.
Mr. Wingerson replied that those are from a not-for-profit organization that collects clothes for the needy. Staff is working with Osco on possibly relocating back from Antioch Road.
Chairman Hall asked what the City ordinance is for contractor signs that are placed in a residential yard for roofing, siding, etc.
Mr. Wingerson answered that the signs are allowed for the duration of the project and staff has generally let the signs remain for a few days before and a few days after.
Item 11 on the Agenda: Adjournment
Chairman Hill adjourned the meeting at 8:30 P.M.
Respectfully submitted:
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Brian Hill, Chairman