Planning commission approves one-story modification to ICSB expansion, adds landscaping and screening conditions

The Gladstone Planning Commission voted unanimously Oct. 21 to approve a modification to the previously approved design review for the ICSB site at 420 and 430 West Arlington, replacing a planned two-story addition with a one-story extension and attaching conditions to address landscaping, screening and equipment setbacks.

Planning staff told the commission the revised proposal removes the second-story component, increases the building footprint on the rear property line with a zero setback and retains pedestrian connectivity and at least 15% landscaping. "So we do recommend that the planning commission approve the modification," the planner said during the staff presentation. Staff noted the site now falls inside the Old Town overlay and recommended additional conditions to meet frontage and activation standards.

Staff highlighted several conditions: submission of an updated landscaping plan before building permit approval; screening or a low wall/raised planter to separate parking from the street and activate at least 50% of the frontage; HVAC equipment set back 10 feet from the adjacent residential properties to the north; and bicycle parking located within 30 feet of a main entrance. The planner also reiterated that certain operating limitations from the original approval remain in effect, including hours of operation restrictions. "These conditions haven't changed from the original ... these shall not operate between midnight and 5AM," staff said.

Architect Richard Barbas, representing the applicant, told the commission the team had worked closely with staff on window calculations and code compliance and said the applicant "has no issues with the conditions of approval." With no public testimony offered in person or online, commissioners moved directly to deliberation.

Commissioners described the one-story change as less impactful to neighbors and consistent with recent code updates that require setbacks only when a two-story structure is proposed. Commissioner Langston moved to approve the design-review modification DR-24-01 with original and special conditions; Commissioner Brennan seconded. Roll-call votes were recorded in favor and the motion carried.

The commission's approval is conditional on the applicant submitting the revised landscaping and site plans that demonstrate compliance with the Old Town overlay, the landscaping specifications, and public works comments before the building permit is issued. If the applicant fails to submit required materials, staff will withhold permit issuance until the conditions are satisfied.