PLANNING COMMISSION

GLADSTONE, MISSOURI

January 16, 2007

7:30 pm

Present: Council & Staff Present:

Ms. Newsom Les Smith, Mayor Pro-Tem

Ms. Alexander Scott Wingerson, Assist. City Manager

Mr. Shevling Chris Helmer, Planning Specialist

Ms. Suter Alan Napoli, Building Official

Ms. Abbott Becky Jarrett, Admin. Assist

Mr. Steffens

Mr. West

Chairman Hill

Absent: Mr. Boor

Mr. Reynolds

Mr. Whitton

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 December 4, 2006 minutes.

MOTION: By Ms. Newsom, second by Ms. Abbott to approve the December 4, 2006 minutes.

Various typographical errors were mentioned throughout. The minutes were approved as amended.

Item 4 on the Agenda: Communications from the Audience.

None.

Item 5 on the Agenda: Consideration of the Gladstone Downtown Village Center Master Plan. Applicant/Owner: City of Gladstone. File #1290.

Mr. Wingerson stated that on January 8, 2007, the City Council received an update concerning the Planning Commission held in December regarding the Downtown Village Center Master Plan. Based on that update and previous study sessions, the Council voted to approve a resolution in support of the Planning Commission’s action to approve the Village Center Master Plan. Staff is recommending approval. Mr. Wingerson brought to their attention a letter of support that was in their packets from the Bolling Heights Homes Association Board of Directors. Staff would encourage their vote on this application tonight and look forward to implementing it over the next five, ten and fifteen years.

MOTION: By Ms. Newsom, second by Mr. Shevling to approve the Gladstone Downtown Village Center Master Plan by implementation by the City of Gladstone.

VOTE: Ms. Newsom Yes

Ms. Alexander Yes

Mr. Shevling Yes

Ms. Suter Yes

Ms. Abbott Yes

Mr. Steffens Yes

Mr. West Yes

Chairman Hill Yes

The motion carried. (8-Yes, 0-No)

Item 6 on the Agenda: Consideration of a Final Plat at 6410 N. Prospect Avenue. Applicant: BankLiberty. Owner: Northlander Properties, LLC. File #1293.

Mr. Wingerson reported that this application is a simple re-plat of land at the northwest corner of 64^th & N. Prospect. The plat creates lots 2A, which is proposed for development of a bank. Mr. Andy Noll is here tonight representing the applicant. Mr. Wingerson pointed to a rendering of the proposed bank that Mr. Noll brought with him. The creation of Lot 2A will provide separate ownership of the bank and Lot 2B will be dedicated back to the developer. Staff is recommending approval.

MOTION: By Ms. Alexander, second by Ms. Suter to approve the Final Plat at 6410 N. Prospect Avenue.

Ms. Newsom asked if the same site plan restrictions and encouragements that were put in place at the site plan approval transfer to the individual ownership.

Mr. Wingerson answered that yes, they would transfer over.

Chairman Hill asked if the bank site plan would come back for approval at the Commission.

Mr. Wingerson said that at the original site plan process that was approved by the Council, the site plan for a series of buildings on the property was included. On this particular parcel there was a bank shown and the site plan of this proposed bank is very similar to the one approved by the Council. At the Council meeting next week, they will consider not only this plat but the building permit as well.

Mr. Shevling stated that he will be abstaining from the vote because of his position with the bank.

VOTE: Ms. Newsom Yes

Ms. Alexander Yes

Mr. Shevling Abstain

Ms. Suter Yes

Ms. Abbott Yes

Mr. Steffens Yes

Mr. West Yes

Chairman Hill Yes

The motion carried. (7-Yes, 1-Abstain)

Item 7 on the Agenda: Continuation of a public hearing on a Zoning Change/Site Plan at 7312 N. Antioch Road. Applicant/Owner: Northaven Village, LLC. File #1289.

Mr. Wingerson stated that the Planning Commission will remember the start of this public hearing in December and that they continued it to this meeting. At the December meeting the public expressed significant concern with this request generally in the areas of density, stormwater and traffic. Mr. Wingerson said that he met with the developer shortly after the public hearing. He had anticipated that there would be further information provided as well as some scheduled meetings with the neighborhood before tonight’s meeting; however, that has not happened. Mid-morning today, the applicant faxed over a request to continue the public hearing. Staff would recommend that the public hearing be continued, but allow public notice to be started over as if it were a new application.

MOTION: By Ms. Abbott, second by Ms. Newsom to indefinitely continue the public hearing on a Zoning Change/Site Plan at 7312 N. Antioch Road with new notice.

VOTE: Ms. Newsom Yes

Ms. Alexander Yes

Mr. Shevling Yes

Ms. Suter Yes

Ms. Abbott Yes

Mr. Steffens Yes

Mr. West Yes

Chairman Hill Yes

The motion carried. (8-yes, 0-No)

Item 8 on the Agenda: Public Hearing on a Site Plan Revision at 6305 N. Prospect Avenue. Applicant: Shafer, Kline & Warren, Inc. Owner: Eldon M. King Trust. File #1292.

Mr. Wingerson reported that based on the recommendation in the staff report the application has requested a continuance for a period of time to see if it’s possible to work through some of those issues. Again, staff would ask them to consider a continuance with re-notification when it’s ready to move forward.

MOTION: By Mr. Shevling, second by Ms. Abbott to indefinitely continue the public hearing on a Site Plan Revision at 6305 N. Prospect Avenue with new notice.

Ms. Newsom said that over the years it seems as though people keep coming in with proposals for car washes for this site and they keep being turned down because of the same issues. She asked why they might keep spending time and money on projects that do not appear to be suitable for this site.

Mr. Wingerson said that from staff’s perspective they tried pretty hard to explain the history of this site and its restrictions. He doesn’t think that the applicant completely accepted staff’s message until they saw it in writing, which is what caused the continuance. Staff is meeting with the applicant in the morning.

VOTE: Ms. Newsom Yes

Ms. Alexander Yes

Mr. Shevling Yes

Ms. Suter Yes

Ms. Abbott Yes

Mr. Steffens Yes

Mr. West Yes

Chairman Hill Yes

The motion carried. (8-yes, 0-No)

Item 9 on the Agenda: Communications from the City Council and the City Staff.

Councilman Smith thanked the Commission for their work on the Downtown Master Plan. This is something that their grandkids will see happen and he appreciates their dedication to the project.

Item 10 on the Agenda: Communications from the Planning Commission Members.

Mr. Wingerson said that Director Lillis has scheduled times in which Commission members can view the community center construction site if they should choose to. They are to meet at the Campbell Street gates on the backside of the park. He asked that they wear boots. They will be provided with a hard hat at the site. The first tour is scheduled for Saturday, February 24, 2007 at 8:00 am. Approximately every six weeks there will be another tour: April 7 and May 19. He also reminded them that there is a link on the City’s website that allows you to view the construction from a live video.

Mr. Wingerson announced that the process of selecting a consultant for the alignment study for the Master Plan will now begin since the Commission approved the application tonight. Director Chuck Williams has issued RFP’s and staff has received about six proposals from traffic engineers and stormwater consultants. From those six, three were chosen to move forward. The next step will be working with the Council to appoint a citizen-based committee to select the consultant and make a recommendation to the Council. Mr. Wingerson said it is about a nine or ten month process.

At the last City Council meeting the Council awarded a contract to Bucher, Willis, Ratcliff to update the Comprehensive Plan. This was a Gladstone on the Move initiative that will be funded over two fiscal years. It will take about 12-15 months to complete. It will be pretty intensive from a public standpoint, but Bucher, Willis has also strong urged Planning Commission input into the process.

Mr. Wingerson announced that the Boards and Commission Banquet will take place on Thursday, February 15, 2007 at Tiffany Greens. Social hour begins at 6:00 pm; dinner at 7:00 pm. Formal invitations will be mailed shortly.

The next Planning Commission meeting will not have any official business, but there will be a couple of actions to be considered. One will be consideration of how to implement the development review process that MARC helped with. Chris Helmer will be presenting the information. The other issue will be election of officers and appointments to the Capital Improvements Committee.

Ms. Alexander stated that anyone, builder or developer, who presents plans to the Planning Commission would be wise to either be here themselves or send a representative. Two hours were spent here with the neighbors, but they didn’t have any answers.

Ms. Suter asked how the City of Kansas City’s light rail system will work within the City of Gladstone.

Mr. Wingerson answered that City Manager Davis has been in a series of meetings with MARC and the City of Kansas City to figure out how we fit into the plan that Kansas City voters approved. Gladstone has historically funded some type of public transportation, specifically along the North Oak Corridor. In terms of where we fit is hard to say. A lot more things have to happen before that question can be answered. The quandary comes in because the current North Oak bus system is one of the heavily used in the metropolitan area for KCATA. The way the ballot passed is that it comes into effect at the sunset of the current tax that funds the public bus system, so there has to be some other way to assist the public transportation as well as grow it into the Chastain plan that was approved.

Councilman Smith commented that Gladstone had always hoped for some sort of public transportation enhancement, but those revenues being diverted to the light rail plan could, in some ways, jeopardize the bus system. In Mr. Chastain’s plan, it was always thought that it was cost prohibitive to bring it up North Oak because of the Farmland hill. Even if they get around that, the current plan brings it up to Englewood Road, then heads west. The philosophy being that it would then get over to the old inter-urban right-of-way, but the problem with that is there aren’t any people over there. Councilman Smith said that Gladstone would love to be connected, but we need to be a little bit more connected. Hopefully, it could come a little bit farther north and right now that’s not the plan. He said that City Manager Davis is on top of things and has already begun discussions with various folks including Mr. Chastain.

Ms. Suter asked what the date is for the sunset of the tax.

Mr. Wingerson answered 2008, but he wasn’t sure of the month.

Chairman Hill asked whatever happened to the custard shop at Prospect Plaza.

Mr. Wingerson replied that he didn’t remember the details, but that the only way the applicant could make the develop happen was through a small business (SBA) loan. The SBA requires ownership of the land. The owners of Prospect Plaza weren’t willing to sell the land so they spent a very long time trying to work out a long-term lease, but it just didn’t work.

Chairman Hill said that the dance studio on Prospect removed the temporary signs but the structures that were holding the signs are still there.

Mr. Wingerson said staff would check into it.

Item 11 on the Agenda: Adjournment

Chairman Hill adjourned the meeting at 8:01 P.M.

Respectfully submitted:

______________________________________ Approved as submitted _____

Becky Jarrett, Recording Secretary

______________________________________ Approved as corrected _____

Brian Hill, Chairman