December 4, 2006
Present: Council & Staff Present:
Ms. Newsom Les Smith, Mayor Pro-Tem
Ms. Alexander Scott Wingerson, Assist. City Manager
Mr. Boor Melinda Mehaffy, Econ. Dev. Admin.
Mr. Reynolds Becky Jarrett, Admin. Assist
Absent: Mr. West
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 November 20, 2006 minutes.
MOTION: By Ms. Newsom, second by Mr. Whitton to approve the November 20, 2006 minutes.
The minutes were approved as submitted.
Item 4 on the Agenda: Communications from the Audience.
Item 5 on the Agenda: Public Hearing on the
Mr. Wingerson reported that the Commission’s role tonight is to gather information from staff, the developer and the public. The ultimate desired outcome of this process is to ask the Planning Commission to amend the 1993 Comprehensive Plan to include the Gladstone Downtown Village Center Master Plan as an appendix. Staff requests that the Planning Commission complete and close the public hearing tonight, but defer any vote until after the City Council has had an opportunity to provide input. It’s anticipated that the City Council will be briefed on this meeting January 8, 2007. This application would then be brought back to the Planning Commission, tentatively, on January 15, 2007, for an ultimate decision on a resolution. The City Council does not have a role in this process, but more of a courtesy review role. State Law requires that the Planning Commission pass a resolution to allow the Comprehensive Plan to be approved. Once the Planning Commission passes a resolution in support of the Gladstone Village Center Master Plan as an amendment, that will be the last step in the process.
Mr. Wingerson stated that the planning process used to create the Master Plan included a significant amount of background information that culminated in five open public meetings over the last year. The Master Plan originally began with three primary goals:
engage the community in developing a vision for a downtown in
2. To insure sustainability.
Mr. Wingerson said that
representatives from Gale Communities are here tonight to elaborate about those
three goals. The
175,000-325,000 sf of commercial mixed use is proposed.
400-700 residential units
$90-$120 million total development costs.
$10-$15 million infrastructure costs.
100,000-250,000 sf of commercial mixed use
1-400 residential units
$35-$50 million total development costs.
Mr. Wingerson highlighted the flexibility that is contained within the plan. It allows movement as the market directs. He continued by stating that there are six total phases in the plan:
Phase 1: Community Center/ Natatorium (Anticipated opening 12/07)
Phase 2: Parkway alignment study (1-2 years) Request for Proposals have been issued.
Staff is hopeful a contract will be awarded by the first part of 2007.
Phase 5: North Oak Couplet (4-12 years)
Phase 6: Parkway Construction (10-15 years)
Mr. Wingerson spoke of the Community
Center/Natatorium as being the key to the short and long term success of the
plan. The facility contains
approximately 80,000 sf and will host numerous competitive swimming and diving
events as well enhance the recreation and fitness activities for
Gale Communities is currently nearing
completion of due-diligence concerning the purchase of
Gale Communities is also reviewing
appropriate development contracts for both
Mr. Wingerson explained that the Planning Commission had placed in front of them tonight an Executive Summary of the plan. (50 were distributed throughout the audience and also viewable on the website at www.ed4gladstone.com) The Commission was also provided with a replacement Appendix for their notebooks having to do with market support for the overall Master Plan. Basically it contains revised numbers that show an increased market for retail and residential uses within the two areas of 64th & Oak and 72nd & Oak. Mr. Wingerson closed by introducing Mr. Chris Cline of Gale Communities.
Chris Cline, Director of Planning,
Gale Communities, addressed the Commission.
Mr. Cline said that he has been working on this project for a couple of
years. The Northland is near and dear to
his heart. He grew up here. His grandmother lives just six blocks away
and is where his kids are tonight. Mr. Cline
said that with him tonight is Mike Mandacini, Project Manager for this project
and joining him shortly will be David Gale.
He said they are very, very excited to be here tonight to speak about
the Master Plan and about creating a vision for the
Mr. Cline went through the Master
Plan Presentation (attached) beginning with the three primary goals that Mr.
Wingerson went over. He explained that
the primary goals were formed from the five public meetings that were held over
a year’s time. The first meeting took
place at City Hall on September 15, 2005.
This meeting was strictly to get feedback from residents. The
The third public meeting was held on February 23, 2006 at Kreeger Hall. The final concept was becoming more clear at this point and people were beginning to like the idea of splitting N. Oak into one-way pairs. They liked the parkway concept. Mr. Cline said that at that meeting he definitely found out that residents did not like roundabouts!
Each meeting seemed to grow in attendance. The fourth public meeting was held on March 7, 2006 at Antioch Bible Baptist in the larger hall area. At this meeting, the draft Master Plan was presented as well as all of the recommendations.
Mr. Cline highlighted some of the
information contained in the PowerPoint presentation. Why redevelop in downtown
Mr. Cline spoke of
Mr. Cline gave a summary of the Plan comments:
up” the redevelopment of
“Twin Oaks” and “
3. Minimize the Parkway’s anticipated impact.
4. Create and Improve Gladstone’s “Sense of Arrival.”
The anticipated phasing of the Master Plan was reviewed as previously stated by Mr. Wingerson. Mr. Cline said that all of the Master Plan and Executive Summary will be placed on the City website for further review. Mr. Cline said he would be glad to answer any questions at this time.
Chairman Hill asked if anyone from the audience would like to address the Commission in favor of the application. Hearing no response, he asked for those in opposition.
Kim Petrie, 6801 N. Walnut, addressed
the Commission. Mr. Petrie said that
they have summarized this plan several times and gone over the various options
and this “we’ll promise a high probability of increasing sales tax
revenue...” He would like to restate the
obvious. There are homes along this area
(the parkway) that will obviously not survive this plan. People will have to be relocated in some
fashion. Also, the idea of the
crossroads is to provide quick, easy access to the center area to increase
development and the ability of people to use the area. They would have to have a high flow of
traffic to meet those needs. If the
traffic cannot go up to Broadway to
Ms. Abbott asked about the
possibility of a grocery store at
David Gale, Gale Communities,
Mr. Gale said that he would also like to address Mr. Petrie’s concerns regarding the parkway. He explained that the Request for Proposal (RFP) will take the concept for the parkway and determine how wide and how curvy the road needs to be, which would minimize speed and traffic.
Ms. Alexander said she is impressed with the due-diligence that Gale Communities has done.
Chairman Hill closed the public hearing.
Mr. Wingerson announced that staff would anticipate briefing the Council in early January 2007 and brining this back to the City Council in mid-January (15th). The public should check the website (www.gladstone.mo.us) and Channel 2 for meeting dates and times.
Item 6 on the Agenda: Communications from the City Council and the City Staff.
Mayor Pro-Tem Smith said that the fact that there weren’t a lot of public comments this evening means that everyone did their job throughout the process. It was a job well done.
Ms. Mehaffy introduced Chris Helmer, Planning Specialist. He will joining City staff on Wednesday, December 6th.
Mr. Wingerson congratulated Mr. Shevling on a successful year as Chairman of the Gladstone Chamber of Commerce. He also said that as a follow up from the last meeting, he has an appointment scheduled with the developer tomorrow, so he will keep them posted.
Item 7 on the Agenda: Communications from the Planning Commission Members.
Ms. Alexander said that having been on Dan Bishop’s Preservation Task Force where they asked for sidewalks, curbs and street lights, then the neighborhood group where they came up with the same identical things. From the beginning, to watch this whole process, and see it development is very exciting. The fact that no one spoke tonight means that people are pleased.
Mr. Reynolds said he would agree with that and said that he can’t speak more highly of the process that it is so inclusive that when we get to the public hearing, no one has anything to say!
Mr. Shevling echoed those comments as well; excellent job to City staff.
Chairman Hill asked if the sign at Ballet North is in compliance. Mr. Wingerson said he would research it and report back.
Item 8 on the Agenda: Adjournment
Chairman Hill adjourned the meeting at 8:35 P.M.
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
Brian Hill, Chairman