PLANNING COMMISSION
GLADSTONE, MISSOURI
November 3, 2008
7:30 pm
Present: Council & Staff Present:
Ms. Newsom Mayor Pro-Tem Carol Rudi
Ms. Alexander Councilman Wayne Beer
Ms. Babich David Ramsay, City Counselor
Mr. McCullough Chris Helmer, Planning Specialist
Mr. Garnos Becky Jarrett, Admin. Assist.
Mr. Whitton
Ms. Abbott
Mr. Steffens
Mr. West
Chairman Hill
Absent: Mr. Shevling
Ms. Smith
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 October 20, 2008 minutes.
MOTION: By Ms. Newsom, second by Mr. Steffens to approve the October 20, 2008, minutes as submitted. The minutes were approved as submitted.
Item 4 on the Agenda: Communications from the Audience.
None.
Item 5 on the Agenda: PUBLIC HEARING : on a Special Use Permit at 5308 N. Wyandotte Avenue. Applicant: Celia Webb. Owner: Randolph and Celia Webb. File #1328.
Chairman Hill called on Mr. Helmer for the staff report.
Planning Specialist Chris Helmer reported that the request tonight is for a special use permit for a beauty salon. The conditions are pretty standard for a request of this type. Many of the same conditions are the same as what the Commission has seen from many of the home-based daycares that have come before them. Ms. Webb would be required to adhere to any State licensing as well as licensing required by the City of Gladstone. Mr. Helmer explained that #4 of the draft ordinance also states the tentative time frames that Ms. Webb has proposed. Ms. Webb’s property is in a residentially zoned area which is why the request is being heard tonight. Staff is recommending approval of a one-year duration of this permit to feel out the operation of Ms. Webb’s beauty salon; therefore, she would be back before the Planning Commission and City Council at a future date and then would have the opportunity to request a longer time frame for her permit. He volunteered to answer any questions at this time.
Chairman Hill asked the applicant to come forward.
Celia Webb, 5308 N. Wyandotte, addressed the Commission. Ms. Webb stated that she has been a resident of Gladstone for the past twenty-six years and a self-employed hairstylist, working at New Attitudes Hairstyling for the past sixteen years, which she is still employed at. She said her hope is to acquire a special use permit for the purpose of having a home-based salon. She has spoken with all her neighbors and the response has been good. Ms. Webb explained that she typically works approximately twenty-five hours a week. She has submitted in her letter a sampling of a typical workweek and of her typical hours. While the days and hours vary slightly to accommodate customers, holidays and doctors appointments, the overall amount of time, the parking availability and the patron traffic will remain approximately the same. She asked if the Commission had any questions of her.
Chairman Hill asked if she had reviewed the recommended conditions.
Ms. Webb answered yes and that she has no problems with any of them.
Chairman Hill asked about the hours of operation.
Ms. Webb said that the hours are the right amount of time, but sometimes she may need to change the times just a little bit. She gave the example of if she had a doctor’s appointment and needed to take off on Tuesday then she might work a little bit more on another day.
Ms. Newsom interjected and made the remark that the terms being used here have been “tentative” and “typical”, but said that when these become the hours that are listed on the ordinance Ms. Webb is bound to these hours. She wondered if the applicant would be better served to list maximum hours per week between certain times rather than these very specific hours.
Ms. Webb said that could be helpful.
Mr. Helmer said that staff would be happy to draft some language prior to City Council that would be 8:00 am to 7:00 pm for example, not to exceed a certain number of hours per week.
Ms. Newsom said when she read this over the weekend she thought the hours seemed too specific.
Ms. Webb added that she had wondered if she miss-spoke in how she put her hours down because being self-employed she does want to enjoy some flexibility. She asked if they could allow her thirty hours per week because she would never work over that.
There was no one to speak in favor or opposition of the application. Chairman Hill closed the public hearing.
MOTION: By Ms. Newsom, second by Mr. Whitton to approve the Special Use Permit at 5308 N. Wyandotte with the amendment of #4 – “Hours of operation should not exceed thirty (30) hours per week, and be limited to the hours of 8:00 am to 7:00 pm”.
VOTE: Ms. Newsom Yes
Ms. Alexander Yes
Ms. Babich Yes
Mr. McCullough Yes
Mr. Whitton Yes
Ms. Abbott Yes
Mr. Steffens Yes
Mr. West Yes
Chairman Hill Yes
The motion carried. (10-Yes, 0-No)
Item 6 on the Agenda: Communications from the City Council and City Staff.
Councilman Beer reminded everyone to vote tomorrow.
Mr. Helmer updated the Commission on a few things coming forward including the next application, Stratford Park street vacation, site plan revision and final plat. The “clutter” ordinance amendment was recently heard at the City Council’s study session. The sign code ordinance will be presented to the Commission at their next meeting of November 17th. Also, the cell tower ordinance will likely move forward in December.
Mr. Helmer said there is a display for the Atkins-Johnson Farm in the lobby and encouraged the Commission to stop by to look at it on their way out this evening. The City is also working on a “green” resource page on the website that will show residents specific things they can be doing in the way of sustainability initiatives.
Item 7 on the Agenda: Communications from the Planning Commission Members.
Ms. Alexander said she read about outbuildings that are now being heated and cooled and being used as a refuge for people. She said we may have to come up with a way to deal with that issue in the future.
Ms. Abbott said that the stoplight at 64th and N. Oak is way too long on the north and southbound lanes. She asked if someone could check into it.
Mr. Garnos asked about the stormwater issue that was going to be on the ballot tomorrow and wondered if this would favor Gladstone or not.
Councilman Beer explained from what he understands there is some conflicting legislation between the bonding of municipal projects and this proposal is designed to remove the conflict. There will be a cost to the State, but no fiscal impact on cities or counties.
Counselor Ramsay added that by clarifying the bonding authority requirements it should, in the future, allow municipalities to obtain lower bond rates because of a higher bond rating. It also, as Councilman Beer stated, cleans up some confusion and conflict in State law.
Chairman Hill said that he has spoken with Mr. Wingerson about the sign at Creative Arts Academy several times. They have removed the temporary sign, but they have left the frame standing and tried to cover it up with corn stalks.
Mr. Helmer said he would check on it.
Item 8 on the Agenda: Adjournment.
Chairman Hill adjourned the meeting at 7:53 pm.
Respectfully submitted:
______________________________________ Approved as submitted _____
Becky Jarrett, Recording Secretary
______________________________________ Approved as corrected _____
J. Brian Hill, Chairman